We note that you have a post code search directory listing solicitors on the UBS conveyancing panel. Do companies pay you a referral fee if I instruct them for our own conveyancing in Bredon?
We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Bredon.
I have decided to exercise my right to buy my property in Bredon off the council. I have a mortgage agreed with Coventry BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Bredon solicitor - who is on the Barclays conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Bredon postcode. As you are getting a mortgage with Barclays, you could contact them to see if they have a list of approved surveyors in Bredon.
Lloyds have agreed my mortgage in principle, my bid on a flat in Bredon has been agreed to, what are the next steps?
Your property agent will wish to be informed of your conveyancer's details (ensure that the property lawyers are on the lender’s panel). Telephone Lloyds or the financial adviser and complete any outstanding forms. Lloyds will sellect a valuer who will get in contact with the selling agent or owners to book a slot for the valuation to happen. Once carried out (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Lloyds will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Bredon.
Will commercial conveyancing searches reveal planned roadworks that could impact a commercial site in Bredon?
Many commercial conveyancing solicitors in Bredon will conduct a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Bredon. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Bredon.
For every commercial conveyancing transaction in Bredon it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Bredon commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Bredon.
Are there restrictive covenants that are commonly identified during conveyancing in Bredon?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Bredon. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Bredon differ for newly converted properties?
Most buyers of new build premises in Bredon approach us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is completed. This is because developers in Bredon typically purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Bredon or who has acted in the same development.
I am in need of some leasehold conveyancing in Bredon. Before diving in I require certainty as to the number of years remaining on the lease.
Assuming the lease is registered - and 99.9% are in Bredon - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I bought a 1 bedroom flat in Bredon, conveyancing formalities finalised August 2005. Can you work out an approximate cost of a lease extension? Comparable flats in Bredon with over 90 years remaining are worth £197,000. The ground rent is £55 per annum. The lease ceases on 21st October 2077
With only 56 years unexpired the likely cost is going to span between £29,500 and £34,000 plus costs.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.