We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Does this mean I have to appoint their panel conveyancer as I would prefer to use a Keynsham based conveyancing firm?
You should check but the chances are that give you one of their panel solicitors where you want the "fee-free" incentive. Speak to the bank to check if they offer you a cash alternative. Some lenders have previously offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in Keynsham.
I am assisting my aunt sell her house in Keynsham. Will the conveyancing solicitor arrange an EPC or it is for me to coordinate?
Following the abolition of HIPs, energy assessments remained a mandatory element of moving house. An EPC should be to hand before the property is put on the market. This is not something that solicitors ordinarily arrange. If you are instructing a Keynsham conveyancing lawyer they might be able to arrange energy assessments due to their contacts with long established local assessors
I can not fathom if my lender requires a lease extension. I have telephoned my Keynsham bank branch on a couple of occasions and was advised it wasn't an issue and they would lend. My Keynsham conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your conveyancer must follow the Council of Mortgage Lenders’ Handbook section two provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
After much negotiation I have agreed a price on an apartment in Keynsham. My mortgage broker suggested a conveyancer. I paid an upfront payment of £225. A couple of days later, the lawyer contacted me embarrassingly acknowledging that they were not on the Clydesdale 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 Clydesdale 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.
I have been told that property searches are the number one reason for stalling in Keynsham house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances in the conveyancing process. Local searches are not likely to be the root cause of slowing down conveyancing in Keynsham.
Due to the input of my in-laws I had a survey completed on a house in Keynsham before retaining lawyers. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some banks tend not grant a mortgage on a flying freehold house.
It varies from the lender to lender. HSBC has different instructions from Nationwide. Should you wish to telephone us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Keynsham. Conveyancing may be slightly more expensive based on your lender's requirements.
Having had my offer accepted I require leasehold conveyancing in Keynsham. Before diving in I want to be sure as to the number of years remaining on the lease.
Assuming the lease is recorded at the land registry - and 99.9% are in Keynsham - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I own a 2 bed flat in Keynsham, conveyancing having been completed in 1997. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Keynsham with over 90 years remaining are worth £201,000. The ground rent is £45 invoiced every year. The lease finishes on 21st October 2089
With just 64 years remaining on your lease we estimate the price of your lease extension to be between £15,200 and £17,600 plus legals.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.
I bought a property in Keynsham last 1/8/2024 and to date it is still not registered with HMLR. It was part of a development site and my conveyancing practitioner told me that it can take twelve months to register. I have contacted HM Land Registry directly and they say that the original application was cancelled due to questions not being addressed in time. Should I be concerned?
Contact your property lawyer - if you are not getting sensible responses, look up their internal complaints protocol and escalate your problem to a Complaints Manager. Registrations for Keynsham conveyancing are not known to be significantly delayed.