I require conveyancing for a flat in a fairly new development (seven years old) in Downend. The vast majority the flats are already disposed of. Do I need carry out the conveyancing searches as part of conveyancing in Downend?
You would be taking a significant risk in refusing to carrying out Downend conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would seriously advise in the strongest possible terms that you have them. If speed and driving down costs are top of your concerns you should discuss with your solicitor about the option of search insurance
Should commercial conveyancing searches reveal proposed roadworks that may impact a commercial premises in Downend?
Many commercial conveyancing solicitors in Downend will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Downend. 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 Downend.
For every commercial conveyancing transaction in Downend it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Downend commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Downend.
I am purchasing a new build house in Downend benefiting from help to buy. The builders refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The sale representative advised me not to tell my solicitor about this extras as it may impact my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What makes your site different to alternative internet conveyancing solicitors when it comes to conveyancing in Downend?
At this site obtain an accurate quote via a Solicitor or Licensed Conveyancer that understands the issues of your conveyancing in Downend. As opposed to estate agents and brokerage sites we do not operate referral deals with solicitors. Some agents and online brokers 'recommend' the firm that pays the highest kickback, not the best value conveyancing in Downend
All being well we will complete our sale of a £350,000 garden flat in Downend next Wednesday. The management company has quoted £384 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Downend?
For the majority of leasehold sales in Downend conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
Completing pre-exchange questions
Where consent is required before sale in Downend
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I own a 1st floor flat in Downend, conveyancing was carried out April 2005. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Downend with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £60 invoiced every year. The lease ceases on 21st October 2079
With 57 years remaining on your lease we estimate the premium for your lease extension to be between £28,500 and £33,000 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.
We are in the throes of selling our flat in Downend. Conveyancing solicitors are doing their job but we are being charged an extortionate amount by the managing agents. To date we have forked out £295.50 for a leasehold management information and then another £134.40 for supplemental questions raised by the buyers lawyer.
Your property lawyer will not have any control over the level of the bill for this information but the average costs for the information for Downend leasehold premises is £355. For Downend conveyancing transactions it is conventional for the seller to cover the charges. The landlord or their agents are under no legal obligation to address such questions although many will be willing to do so - albeit often at exorbitant prices out of proportion to the work involved. Regretfully there is no statute that requires capped fees for administrative tasks. Nor is there any legal time limit by which they are obliged to provide the information.