How up to date is your search tool for Frenchay conveyancing solicitors on the RBS conveyancing panel? Do RBS send you an updated list?
Frenchay conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.
is it true that all Frenchay solicitor practices on the Aldermore conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Aldermore approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Some mortgage companies do list licenced conveyancers on their panel and in such a situation the practice would be overseen by the CLC.
We are getting the release of further monies on our mortgage from Nationwide as we want to carry out a loft conversion to our house in Frenchay. Do we need to select a nearby Frenchay solicitor on the Nationwide conveyancing panel to handle the legals?
Nationwide do not ordinarily appoint firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide list.
I have decided to exercise my right to buy my property in Frenchay off the council. I have a mortgage offer with Principality. 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 Principality, you will need to appoint a solicitor on the Principality conveyancing panel.
Various internet forums that I have visited warn that are a common cause of stalling in Frenchay conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays during the legal transfer of property. Local searches are not likely to feature in any slowing down conveyancing in Frenchay.
I was advised by a few property agents in Frenchay to find a property lawyer using your seach tool. Is there a financial advantage for Estate Agents to offer your services ahead of a competitor’s?
We refuse to give any commission for sending work in our direction. We thought it would be too underhand to pay a commission because a client could think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
As co-executor for the will of my aunt I am disposing of a residence in Swansea but I am based in Frenchay. My lawyer (based 200 kilometers from meneeds me to execute a stat dec ahead of the transaction finalising. Could you suggest a conveyancing solicitor in Frenchay to witness and place their company stamp on the document?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are Frenchay based
I am employed by a busy estate agency in Frenchay where we have experienced a number of leasehold sales put at risk as a result of leases having less than 80 years remaining. I have received contradictory information from local Frenchay conveyancing firms. Could you shed some light as to whether the seller of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I own a 1st floor flat in Frenchay, conveyancing formalities finalised 9 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Frenchay with over 90 years remaining are worth £192,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease comes to an end on 21st October 2074
With just 54 years remaining on your lease we estimate the premium for your lease extension to range between £32,300 and £37,400 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.