Finally the sale completed on my house in Bridgwater last August but my buyer keeps texting me complaining that her solicitor is waiting to hear from mysolicitor. What are the post completion sale legalities following completion?
Following your sale your solicitor should send the transfer documentation and all supplemental paperwork to the purchaser's lawyers. If applicable, your conveyancer must also send confirmation that the legal charge in favour of the lender has been repaid to the buyers solicitors. There is unlikely to be post completion steps unique to conveyancing in Bridgwater.
Can you clarify what the consequences are if my solicitor is expelled from the Skipton Conveyancing panel ahead of completing my conveyancing in Bridgwater?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I used Stirling Law several years ago for my conveyancing in Bridgwater. Now, I need the files however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bridgwater of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Bridgwater differ for newly converted properties?
Most buyers of new build or newly converted property in Bridgwater approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is completed. This is because new home sellers in Bridgwater typically acquire 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 Bridgwater or who has acted in the same development.
Taking into account that I am about to part with hundreds of thousands of pounds on a property in Bridgwater I would like to have a conversation with the conveyancer regarding theconveyancing prior to giving the go ahead to the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the conveyancer due to be carrying out your property ownership legalities in Bridgwater.There is no ‘factory style conveyancing’ - each client is an important person, not a file reference. The law firms that we put you in touch with believe that the figure you are quoted for residential conveyancing in Bridgwater should be the amount on the final invoice that you end up paying.
I own a leasehold house in Bridgwater. Conveyancing and Alliance & Leicester mortgage went though with no issue. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1998. The conveyancing practitioner in Bridgwater who acted for me is not around. What should I do?
The first thing you should do is make enquiries of HMLR to make sure that this person is in fact the new freeholder. There is no need to incur the fees of a Bridgwater conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I bought a studio flat in Bridgwater, conveyancing having been completed 10 years ago. How much will my lease extension cost? Comparable flats in Bridgwater with an extended lease are worth £197,000. The ground rent is £55 levied per year. The lease terminates on 21st October 2081
You have 55 years remaining on your lease we estimate the premium for your lease extension to span between £31,400 and £36,200 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.