We are selling our flat in Bishopston. Will the solicitor have to be on the Co-operative conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Co-operative conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently in recent years.
I just bought a property at auction in Bishopston. Conveyancing is needed. What is next?
Having exchanged you should find a conveyancing solicitor quickly as you now have a fast approaching deadline in which to complete the purchase. All auction property will have a bespoke legal pack. This will include most,if not all of the documents that your solicitor requires. In the case of leasehold premises the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You should pass this on to the solicitor instructed by you as soon as possible. Do make sure that you have funds organised to complete on the date specified in the contract.
I have a mortgage with RBS for my property in Bishopston. Conveyancing was finalised some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform RBS?
Your original mortgage agreement with RBS will provide that you need their approval in advance of letting out your property as this is likely to be a breach of RBS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. You need not do this via a RBS conveyancing panel solicitor.
Completion of my purchase has taken place for my property in Bishopston. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Over the last few months I have been searching for a flat up to £195,000 and identified one close by in Bishopston I like with a park and railway links in the vicinity, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Bishopston suitable, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a mortgage that many years may be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this.
Should I choose a Bishopston conveyancing solicitor based in the area that I am hoping to buy? An old friend can conduct the legal formalities but his firm is located approximately 350miles drive away.
The primary upside of using a high street Bishopston conveyancing firm is that you can pop in to execute documents, present your identification documents and apply pressure on them if necessary. Having local Bishopston know how is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and the majority were impressed that must trump using an unknown Bishopston conveyancing solicitor just because they are round the corner.
I’m about to sell my ground floor apartment in Bishopston. Conveyancing is yet to be initiated, but I have recently had a quarterly service charge demand – Do I pay up?
The sensible thing to do is pay the maintenance contribution as normal as all ground rent and service invoices should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Bishopston Conveyancing for Leasehold Flats - A selection of Questions you should consider before buying
The best form of lease arrangement is where the freehold interest is owned by the leaseholders. In this arrangement the tenants have being in charge if their destiny and even though a managing agent is frequently retained if it is larger than a house conversion, the managing agent employed by the leaseholders. How many years are left on the lease? The answer will be useful as a) areas could result in problems for the building as the common areas may begin to deteriorate if maintenance remain unpaid b) if the leaseholders have a dispute with the managing agents you will need to have all the details
My wife and I have recently appointed a conveyancing solicitor in Bishopston. I need to find out if they are on the bank's conveyancing panel. Can you advise?
It’s a good idea contact your solicitor to check if they are on the bank's panel. If that does not help call us and we can investigate and revert. Should the firm not be on the conveyancing panel we can certainly arrange a reputable conveyancing solicitor in Bishopston on the panel for your lender.