We opted for a Bridgnorth based lawyer for my conveyancing in Bridgnorth today. Upon checking the Ts and Cs I noteI am liable for fees even where the transaction does not complete. Should I go with them or appoint a web based lawyer promoting no move no charge conveyancing in Bridgnorth?
It is usually ‘give and take’ in that if "No Completion No Fee" is offered then the fee levels will generally be uplifted to offset those conveyances that fail to complete. Also remember that these schemes generally do not cover outlay e.g. Bridgnorth conveyancing search costs.
What is the first thing I need to know concerning purchase conveyancing in Bridgnorth?
You may not hear this from too many lawyers but conveyancing in Bridgnorth or throughout England and Wales is an adversarial process. Put another way, when it comes to conveyancing there exists plenty of room for confrontation between you and others involved in the home moving process. For instance, the seller, property agent and even potentially a mortgage company. Selecting a solicitor for your conveyancing in Bridgnorth is a critical decision as your conveyancer is your adviser, and is the ONE party in the process whose role it is to protect your legal interests and to keep you safe.
There is a definite ongoing adversarial element to conveyancing- someone has to be at fault for the process taking so long. We recommend that you your first instinct should be to trust your solicitor above all other parties when it comes to the legal transfer of property.
We're in Bridgnorth, First timers purchasing with a mortgage (lender is RBS , and our lawyer is on the RBS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the RBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
The deeds to our home are lost. The conveyancers who did the conveyancing in Bridgnorth 5 years ago are no longer around. What do I do?
As long as the title is registered the information relating to your ownership will be retained by the Land Registry with a Title Number. It is easy to perform a search at the Land Registry, identify your property and get up to date copies of the property title for a small fee. If the property is Leasehold then the Land Registry will usually hold a file copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
I have been on the look out for a ground for flat up to £305k and identified one near me in Bridgnorth I like with open areas and railway links in the vicinity, however it's only got 52 remaining years left on the lease. There is not much else in Bridgnorth in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a mortgage the shortness of the lease will be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property 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 term and have £0 ground rent by law. You should consult your conveyancing solicitor about this.
How can the Landlord & Tenant Act 1954 impact my business property in Bridgnorth and how can you help?
The 1954 Act gives a safeguard to commercial leaseholders, granting the right to make a request to court for a renewal tenancy and remain in occupation when the lease reaches an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and handle your commercial conveyancing in Bridgnorth