My father informed me that in purchasing a property in Henleaze there may be various restrictions preventing external alterations to the property. Is this right?
We are aware of a number of properties in Henleaze which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Henleaze should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is there a list of RBS panel conveyancers in Henleaze on the Building Society Association’s Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. Very few lenders make their panel listings available over the internet. Where you are looking for a Henleaze lawyer on the RBS please use our tool.
Planning on purchasing a maisonette in Henleaze. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Henleaze solicitor is on the Santander conveyancing panel.
We are close to exchanging contracts on the sale of our home in Henleaze and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A high street Henleaze conveyancer would know that there is no such problem. It does beg the question why the purchasers are using an internet conveyancing outfit rather than a conveyancing solicitor in Henleaze. Having lived in Henleaze for 4 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek clarification need.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You must enquire of 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 health insurance to cover that same ailment)
How does conveyancing in Henleaze differ for new build properties?
Most buyers of new build premises in Henleaze approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is constructed. This is because house builders in Henleaze tend to buy the real estate, 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 used to new build conveyancing in Henleaze or who has acted in the same development.
Should I be suspicious about brokers that I am dealing with are encouraging me to use a national conveyancing firm rather than a High Street Henleaze conveyancing firm?
As is the case with lots of professional services, often recommendations from connections can be worth their weight in gold. But there are lots of players in a conveyancing matter; estate agents, financial adviser and lenders may recommend conveyancers to use. Sometimes the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there exists a commercial relationship behind the recommendation. You are free to select your preferred conveyancer. However, bear in mind that many lenders specify a panel list of conveyancers you have to use for the lender aspect of your conveyancing.
I need to instruct a conveyancing practitioner in Henleaze for my house move. Is there any facility to see a firm’s complaints history with the legal regulator?
One may see presented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The regulator could monitor telephone calls for training reasons.
I've found a house that appears to tick a lot of boxes, at a reasonable figure which is making it more attractive. I have since discovered that the title is leasehold as opposed to freehold. I would have thought that there are issues purchasing a house with a leasehold title in Henleaze. Conveyancing solicitors have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Henleaze ?
The majority of houses in Henleaze are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. We note that you are purchasing in Henleaze so you should seriously consider shopping around for a Henleaze conveyancing solicitor and check that they are used to transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example obtaining the freeholder’spermission to conduct alterations. You may also be required to pay a maintenance charge towards the upkeep of the communal areas where the house is located on an estate. Your conveyancer will report to you on the legal implications.
I acquired a split level flat in Henleaze, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Henleaze with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease finishes on 21st October 2080
With only 55 years unexpired we estimate the premium for your lease extension to be between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.