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Conveyancing in Horfield : Keep it Local

Reasons to use our Horfield conveyancing solicitors

  • 1 The hallmark of our conveyancing solicitors in Horfield is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by national chain estate agents) often falls short of the high standards of professionalism you would hope for.
  • 2 No matter what any alternative on-line conveyancers advise it may be necessary to visit your conveyancer to sign contracts. There are enough parties engaged in a conveyancing transaction without having to add Royal Mail into the mix.
  • 3 The firms shown on our web pages have a mix of conveyancing solicitors, legal executives and support staff handling over one hundred thousand cases each year.
  • 4 Low cost packages from online conveyancers might seem attractive. However, these companies are often located hundreds of kilometers away with limited understanding of the factors that impact property transactions in Horfield
  • 5 Horfield lawyer are the linchpin to a successful Horfield conveyancing experience, keeping the process under control. They are on your side throughout, offering dedicated advice for the duration of your transaction

Examples of recent conveyancing in Horfield since March 2022*

Purchase

of apartment Chandos Road BS6 6PG, purchased for £220,000. Leasehold conveyancing investigations included: drafting the sale agreement and Transfer, dealing with appropriate requisitions and enquiries, sending the transfer to the seller for signature in preparation for completion

Conveyance

of apartment Avon Vale BS9 1TB, acquired for £538,000. Leasehold conveyancing legalities included: dealing with appropriate requisitions and enquiries, securing official copies of the title, preparing statement detailing charges

Sale

of terraced residence, Rock Lane, BS34 8PQ completing on 16/03/2022 at a price of £580,000. The legal transfer of property included amongst the various tasks: obtaining official copies of the title, setting up the completion formalities, sending title deeds and signed transfer to purchaser’s conveyancer

Sale

of house premises, Ingleside Road, BS15 1JD completing on 16/03/2022 at a price of £375,000. The conveyancing process included amongst the various tasks: dealing with appropriate requisitions and enquiries, setting up the completion formalities, sending title deeds and signed transfer to buyer’s lawyers

Recently asked questions about conveyancing in Horfield

My husband and I are hoping to purchase a house in Horfield and have instructed a Horfield conveyancing firm. Within the past 48 hours our conveyancer has sent a preliminary report and documents to look through with a view to exchanging next week. Birmingham Midshires have this afternoon contacted us to inform me that there is now an issue as our Horfield conveyancer is not on their approved list of lawyers. Is this a problem?

When purchasing a property with mortgage finance it is normal for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Horfield lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.

Do the conveyancing lawyers indexed on your site conduct right to buy conveyancing in Horfield?

We do have plenty of conveyancing firms carrying out right to buy conveyancing matters You should get in touch with us with a view to get a conveyancing quote.

What is the first thing I need to know regarding purchase conveyancing in Horfield?

Not many law firms shout this from the rooftops but conveyancing in Horfield or throughout England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there exists an abundance of room for confrontation between you and others involved in the transaction. For instance, the seller, estate agent and even potentially the bank. Choosing a lawyer for your conveyancing in Horfield should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the transaction whose interest is to act in your legal interests and to keep you safe.

We are witnessing a worrying ongoing adversarial element to conveyancing- someone has to be blamed for the process taking so long. We recommend that you should always trust your conveyancer above the other parties in the home moving process.

I am about to put an offer on a leasehold property in Horfield. The estate agents say that it is normal for flats in Horfield to have less than 75 years left on the lease. I am obtaining a mortgage with Nationwide Building Society. Will the property be mortgageable given that the lease has Seventy One years remaining.

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Nationwide Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 15/6/2022 the requirements read as follows :

- Our minimum unexpired lease term is 55 years.
- There must be at least 30 years remaining at the end of the mortgage term (regardless of the length of lease at the start).

Where the unexpired lease term is different to that recorded on the mortgage offer, the following clarifies if we need to be informed:

Second hand property:
- If the unexpired lease term on the offer is 85 years or more - only advise us if the actual lease term is less than 85 years
- if the unexpired lease term on the offer is less than 85 years – advise us if the actual lease term is different than reported
- For equity share applications - advise us if the actual lease term is different than reported on the offer

New build property:
- If the unexpired lease term stated on the offer is 125 years (flat) / 250 years (house) or more - only advise us if the actual lease term is less than 125 years (flat) / 250 years (house)
- For equity share applications - always advise us if the actual lease term is different than reported on the offer

Lease terms such as ground rent and event fees must be reasonable at all times during the term of the lease and adhere to our requirements below. If you’re unsure as to whether the terms of a lease are unreasonable or onerous, please refer the details to us in plain English for Valuer consideration. If the potentially onerous terms are in relation to the ground rent please include the current ground rent figure per annum, how often it will be reviewed and the price structure it will be reviewed against. See the guidance below.

SECOND HAND PROPERTIES

Unacceptable - advise Issuing Office (Will be declined):
- Unexpired lease term less than 55 years
- Less than 30 years remaining at the end of the mortgage term
- Ground Rent greater than 0.5% of the property value
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI
- Ground Rent review period is less than or equal to 5 years

Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Unexpired lease term is 55 to 85 years
- Ground Rent greater than 0.1% and less than or equal to 0.5% of the property value
- Ground Rent escalation is linked to any indices greater than RPI
- Ground Rent escalation is linked to the value of the building*
- Ground Rent review period is greater than 5 and less than 10 years
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial, etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 0.5% of property value p/a (please provide details of what the charges cover)
- Anything that appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than 85 years
- Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than or equal to 10 years
- Ground Rent escalation less than or equal to RPI

NEW BUILD PROPERTIES (includes office conversions)

Unacceptable - advise Issuing Office (Will be declined)
- Unexpired lease term less than 125 years on a new build flat or less than 250 years on a new build house (does not apply to Shared Ownership)
- Starting Ground Rent greater than 0.1% of the property value
- Ground Rent review period less than or equal to every 5 years
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI

Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Ground Rent is linked to any indices greater than RPI
- Ground Rent is linked to the value of the building*
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 0.5% of property value p/a (please provide details of what the charges cover)
- Anything else appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than or equal to 125 years on a new build flat or greater than or equal to 250 years on a new build house
- Starting Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than 5 years
- Ground Rent escalation less than or equal to RPI

* Where the Ground Rent escalation is linked to the value of the building, please provide the following:
- How is the value of the block/unit currently calculated and if the assessment relates to the block(s), how is the Ground Rent calculated/apportioned per property?
- The current valuation and Ground Rent for each unit
- What is the mechanism for future valuations of the block and how is the Ground Rent calculated/apportioned?
- What is the right of appeal? And is this a documented process within the lease?
- Who bears the cost of the valuation (and appeal) process?
- Confirmation the review period is not less than twenty years.

Are there restrictive covenants that are commonly picked up during conveyancing in Horfield?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Horfield. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

About to purchase a new build flat in Horfield. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Horfield

    There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

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Residential Landlord and Tenant Conveyancing solicitors in Horfield

The list below is a non-comprehensive list of solicitors in Horfield with expertise in landlord and tenant law and on the regulations governing different types of tenancies. This could include advice on Rent Act Protected, Assured and Assured Shorthold tenancies

  • Capstone Solicitors, 62 Gloucester Road, Bishopston, Bristol, BS7 8BH
  • Amd Solicitors Limited, 100 Henleaze Road, Henleaze, Bristol, South Gloucestershire, BS9 4JZ
  • The Divorce Practice, 52a High Street, Westbury-on-Trym, Bristol, South Gloucestershire, BS9 3DZ
  • Devereux & Co, 52a High Street, Westbury-on-Trym, Bristol, Avon, BS9 3DZ
  • Battrick Clark Solicitors Ltd, 151 Whiteladies Road, Clifton, Bristol, BS8 2RA

Commercial Conveyancing solicitors in Horfield regulated by the SRA

The list below is a non-comprehensive list of solicitors in Horfield with expertise in commercial conveyancing in Horfield. This should include advice on re-mortgaging commercial property
  • Martin Evans, 36 Laurie Crescent, Henleaze, Bristol, Avon, BS9 4TA
  • Capstone Solicitors, 62 Gloucester Road, Bishopston, Bristol, BS7 8BH
  • Amd Solicitors Limited, 100 Henleaze Road, Henleaze, Bristol, South Gloucestershire, BS9 4JZ
  • The Divorce Practice, 52a High Street, Westbury-on-Trym, Bristol, South Gloucestershire, BS9 3DZ
  • Devereux & Co, 52a High Street, Westbury-on-Trym, Bristol, Avon, BS9 3DZ

Domestic Licensed Conveyancers in Horfield regulated by the Council of Licensed Conveyancers

Please note that the listed conveyancers do not limit their work for conveyancing in Horfield but also conveyancing across England and Wales.
  • Ocean Property Lawyers Ltd, 199 Gloucester Road, BS7 8BG
  • Ocean Property Lawyers Ltd, 73 Westbury Hill, BS9 3AD
  • Ocean Property Lawyers Ltd, 199 Whiteladies Road, BS8 2SB
  • Ocean Property Lawyers Ltd, The Plaza, 275 North Street, BS3 1JN
  • Ocean Property Lawyers Ltd, Unit 7 The Willow Brook Centre, BS32 8BS

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.