The Bradford conveyancing lawyers that I appointed last week on my house acquisition in Bradford have without warning shut down. I chose them because I had to have a solicitor on the TSB conveyancing panel and my previous Bradford lawyer was not. I issued them a cheque for two hundred pounds in advance. What do I do now?
If you have an estate agent involved then let them know immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the TSB conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.
If you had a top tip for choosing a conveyancing solicitor in Bradford what would it be?
Do not opt for the lowest Bradford conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
When it comes to lenders such as Co-operative, do Bradford conveyancers incur an annual charge to be on the list of approved solicitors?
We are not aware of any mortgage company fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
I have a mortgage with Kent Reliance for my property in Bradford. Conveyancing was finalised some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Kent Reliance?
You must advise Kent Reliance in advance of letting out your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. It may be that Kent Reliance 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 Kent Reliance directly. You need not do this via a Kent Reliance conveyancing panel lawyer.
I need some quick conveyancing in Bradford as I am under a deadline to complete within 2 weeks. Fortunately I do not require a mortgage. Is it possible to avoid the conveyancing searches to save money and time?
As you are not getting a home loan you have the choice not to do searches although no solicitor would recommend that you don't. Drawing on years of experience of conveyancing in Bradford the following are examples of what can show up and adversely affect the marketability of the property: Refused Planning Applications, Overdue Charges, Outstanding Grants, Railway Schemes,...
The estate agent has sent us the confirmation of our purchase of a new build flat in Bradford. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Bradford
Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I have been on the look out for a flat up to £305k and identified one close by in Bradford I like with open areas and railway links nearby, however it's only got 51 years on the lease. I can't really find anything else in Bradford suitable, so just wondered if I would be making a grave error acquiring a short lease?
Should you need a mortgage that many years will be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.
In what way can the Landlord & Tenant Act 1954 impact my business property in Bradford and how can your lawyers assist?
The particular law that you refer to gives security of tenure to commercial tenants, giving them the dueness to make a request to court for a continuation of occupancy when the lease comes to an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Bradford is one of our many areas of the UK in which the firms we work with are based