It is 10 years ago since I purchased my home in Horfield. Conveyancing lawyers have now been appointed on the sale but I am unable to find my deeds. Is this a problem?
You need not be too concerned. Firstly the deeds may be with the mortgage company or they could be in the possession of the conveyancers who acted in your purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. Almost all conveyancing in Horfield relates to registered property but in the unlikely event that your home is not registered it is more problematic but is resolvable.
Are the BSA intent on creating a online directory to list firms on the Darlington Building Society conveyancing panel for instance in Horfield?
We would not expect to be advised of any plans on the part of the BSA to promote such a register.
I am assisting my step-mother sell her property in Horfield. Does the conveyancer commission an energy assessment or it is for the owner to see to?
After the abolition of HIPs, energy performance certificates was kept a mandatory component of moving house. An energy performance certificate needs to be commissioned in advance of the property being put on the market. This is not as aspect of the sale process that conveyancers ordinarily arrange. If you are using a Horfield conveyancing lawyer they may be willing to arrange EPC’s due to their contacts with reputable local accredited person
I recently had an offer accepted on a house in Horfield. My financial adviser suggested a property lawyer. I paid an upfront payment of £200. Soon after, the solicitor called me embarrassingly acknowledging that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My sealed bid on a semi in Horfield has been accepted, the owners do nevertheless have a connected purchase. The sellers have offered on a flat, however it’s not yet tied up, and are looking at other properties booked. I have chosen a nearby conveyancing solicitor in Horfield. What do I do now? When should I get the mortgage application with TSB going?
It is normal to have concerns where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of £1k, then survey, Horfield conveyancing search costs, etc). First, you should check that your lawyer is on the TSB approved list. As to the next stages this very much dictated by the specifics of your case, desire for the property and on the state of the market. In a hot market the majority of buyers would apply for a home loan with TSB and pay for the valuation and only if it comes back ok would they ask their conveyancing practitioner to proceed with searches.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Horfield is the location of the property. What do you suggest?
Flying freeholds in Horfield are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Horfield you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Horfield may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I have just appointed agents to market my garden apartment in Horfield. Conveyancing has not commenced, however I have just received a half-yearly service charge demand – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should clear the invoice as you normally would because all ground rent and service charges should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Horfield Leasehold Conveyancing - Examples of Questions you should consider before buying
How is the lease structured? Generally speaking the outlay for major works tend not to be included within service charges, although some managing agents in Horfield obliged leaseholders to contribute towards a reserve fund and this is used to offset against larger repairs or maintenance.
Is it possible for you to suggest a property lawyer for buying a bungalow? Ideally someone in the Horfield area, who will contact me via email - not someone who insists on a letter in the post or fax.
LenderPanel.com is restricted to being a directory service for solicitors who wish to be listed as being on the approved conveyancing panel for Leeds Building Society in certain locations for example Horfield . Our intention is not to recommend any specific lawyer.