We are planning to acquire a flat and require a conveyancing solicitor in Highnam who is on the Nationwide solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nationwide . We don't recommend any particular firms conducting conveyancing in Highnam.
I have been told that property searches are the number one cause of hinderance in Highnam house deals. Is this right?
The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances during the legal transfer of property. Local searches are unlikely to feature in any holding up conveyancing in Highnam.
I got the keys to my home on 14 January and my personal details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Highnam advises it should be concluded in less than a month. Are properties in Highnam uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Highnam registration formalities. As opposed to being determined by geographic area, timescales can vary depending on who lodges the application, whether there are errors and whether the Land registry need to notify any third persons or bodies. As of today in the region of 80% of submission are completed in less than three weeks but some can be subject to longer hold-ups. Historically registration takes place after the purchaser is living at the premises thus 'speed' is not usually an essential issue yet where there is a degree of urgency associated with the registration then you or your lawyers must communicate with the Registry to express the reasoning for the application to be prioritised.
How does conveyancing in Highnam differ for newly converted properties?
Most buyers of new build or newly converted property in Highnam approach us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is built. This is because house builders in Highnam 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 Highnam or who has acted in the same development.
My cousin has recommend that I appoint his conveyancers in Highnam. Do I take his advice?
There are no two ways about it the ideal way to choose a conveyancing solicitor is to have feedback from friends or relatives who have previously instructed the solicitor that you are are thinking of instructing.
What advice can you give us when it comes to choosing a Highnam conveyancing practice to carry out our lease extension conveyancing?
When appointing a conveyancer for your lease extension (regardless if they are a Highnam conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We advise that you talk with two or three firms including non Highnam conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:
How many lease extensions has the firm carried out in Highnam in the last twenty four months? How experienced is the firm with lease extension legislation?
I inherited a ground floor flat in Highnam, conveyancing formalities finalised August 2010. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Highnam with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 per annum. The lease finishes on 21st October 2080
With only 56 years unexpired we estimate the price of your lease extension to range between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered 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.