As a FTB what is the most important advice you can impart about purchase conveyancing in Henleaze?
You may not hear this from too many lawyers but conveyancing in Henleaze and elsewhere in England and Wales is an adversarial process. In other words, when it comes to conveyancing there exists plenty of opportunity for conflict between you and other parties involved in the transaction. For example, the vendor, estate agent and on occasion the bank. Choosing a lawyer for your conveyancing in Henleaze an important selection as your conveyancer is your adviser, and is the ONE party in the legal process whose interest is to protect your legal interests and to keep you safe.
Sometimes a potential adversary may try and persuade you that you should follow their advice. For instance, the estate agent may claim to be helping by claiming that your solicitor is wrong. Or your financial adviser may advise you to do something that is against your solicitors advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
What happens if my lawyer’s firm is removed from the Santander Conveyancing panel ahead of completing my conveyancing in Henleaze?
First, 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 at a cost.
How does conveyancing in Henleaze differ for newly converted properties?
Most buyers of new build residence in Henleaze approach us having been asked by the developer to sign contracts and commit to the purchase even before the premises is finished. This is because new home sellers in Henleaze tend to acquire the land, 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 conveyancers 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 Henleaze or who has acted in the same development.
Over the last few months I have been searching for a flat up to £245,000 and identified one near me in Henleaze I like with open areas and transport links in the vicinity, however it's only got 52 remaining years left on the lease. I can't really find anything else in Henleaze suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a mortgage the remaining unexpired lease term may be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.
My husband and I are novice buyers - had an offer accepted, but the estate agent told us that the vendor will only issue a contract if we use the agent's preferred lawyers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a local solicitor accustomed to conveyancing in Henleaze
We suspect that the seller is not behind this ultimatum. Should the vendor desire ‘a quick sale', taking such a hostile approach to a serious buyer is counter productive. Speak to the vendors direct and explain that (a)you are motivated purchasers (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to appoint your own,trusted Henleaze conveyancing solicitors - as opposed tothe ones that will earn their estate agent a introducer fee or hit his conveyancing figures demanded by corporate headquarters.
Been on the hunt for a solicitor for leasehold sale conveyancing in Henleaze. I'm selling, simple no mortgage to pay off, no hurry, currently empty. Got a quote from a lawyer for £900 excluding VAT which is a little steep given that its so straightforward. Is it possible to find less expensive fees for conveyancing in Henleaze?
Considering it’s a sale only, 475 + VAT should be about the cheapest for a Henleaze solicitor firm.