Forgive me if this question is silly but I am wet behind the ears as FTB of a ground floor flat in Downend. Do I pick up the keys to the premises on the completion date from my solicitor? If so, I will instruct a local conveyancing solicitor in Downend?
On the day of completion you do not need to go to the conveyancers office in Downend. Your solicitors will electronically transfer the purchase money to the vendor’s lawyers, and once they have received this, you will be able to receive the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.
I am buying a 3 bedroom semi in Downend. Our aim is to carry out a loft conversion at the property.Will the conveyancing process involve investigations to ascertain if these works were previously refused?
Your solicitor should review the deeds as conveyancing in Downend can occasionally reveal restrictions in the title deeds which prohibit certain changes or require the permission of a 3rd party. Some extensions need local authority planning permissions and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
Last month we had a mortgage agreed in principle with Nationwide. Downend conveyancing practitioners have been chosen. How long does it take for Nationwide to forward the offer to the property lawyer?
There is no definitive answer here. Have Nationwide completed the survey? Have you advised Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
We are downsizing from our property in Downend and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A local conveyancer would know this is not the case. For the life of me I don't know why the purchasers are using an online conveyancing practice as opposed to a conveyancing solicitor in Downend. Having lived in Downend for 4 years we know of no issue. Is it a good idea to contact our local Authority to seek clarification that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Due to the encouragement of my in-laws I had a survey completed on a property in Downend ahead of instructing solicitors. I have been informed that there is a flying freehold overhang to the property. The surveyor advised that some banks may refuse to give a mortgage on this type of property.
It varies from the lender to lender. HSBC has different instructions for example to Halifax. If you e-mail us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Downend. Conveyancing will be smoother if you use a solicitor in Downend especially if they are acquainted with such properties in Downend.
Should I be suspicious that 3rd parties that I am dealing with are suggesting an online conveyancing firm rather than a local Downend conveyancing firm?
As with many professional services, often input from connections can be extremely useful or valuable. Nevertheless there are lots of players in a conveyancing matter; estate agents, mortgage brokers and lenders might all suggest solicitors to instruct. Sometimes these conveyancers might be known to one of the organisations as experts in their field, but sometimes there might be a commercial relationship behind the endorsement. You have the discretion to choose your preferred lawyer. However, bear in mind that many lenders have an approved list of solicitors you must use for the lender related work in your transaction.
My husband and I are 3 weeks into a leasehold purchase having been recommend to solicitors by the selling agent to do our conveyancing in Downend. I am not happy. Can you you assist me in finding new solicitors?
They would need to be really poor to suggest diss instructing them. Has the mortgage offer been issued? In the event that it has you must make them aware of the new contact details and have the loan are issued to the new lawyers. The conveyancer needs to be on the banks panel to avoid supplemental charges and complications. So that should be your first question of the new lawyers. Our search tool should help you find a lender approved solicitor for your home move in Downend
I've found a house that seems to be perfect, at a reasonable price which is making it more attractive. I have just found out that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns buying a leasehold house in Downend. Conveyancing lawyers have are about to be appointed. Will they explain the issues?
Most houses in Downend are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. it is apparent that you are purchasing in Downend in which case you should be looking for a Downend conveyancing practitioner and check that they have experience in advising on leasehold houses. First you will need to check the unexpired lease term. As a leaseholder you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as requiring the freeholder’spermission to carry out changes to the property. It may be necessary to pay a service charge towards the upkeep of the estate where the house is located on an estate. Your solicitor will report to you on the legal implications.
I inherited a garden flat in Downend, conveyancing was carried out in 2003. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Downend with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £60 yearly. The lease terminates on 21st October 2077
With just 57 years unexpired we estimate the price of your lease extension to range between £28,500 and £33,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.