Please explain the implications if my solicitor is suspended from the RBS Conveyancing panel ahead of completing my conveyancing in Redland?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I am helping my mother sell her house in Redland. Does the conveyancer commission an energy performance certificate or should I organise this?
Following the abolition of Home Packs, energy assessments remained a mandatory component of selling a property. An energy performance certificate needs to be commissioned prior to the property being placed on the market. It is not as aspect of the sale process that law firms ordinarily arrange. Where you are using a Redland conveyancing solicitor they might be able to arrange energy performance certificates due to their relationships with reputable Redland accredited person
My wife and I purchasing a terrace house in Redland. The intention is to carry out a loft conversion at the property.Will legal due diligence on the property involve enquiries to determine if these works are allowed?
Your solicitor will check the registered title as conveyancing in Redland can on occasion identify restrictions in the title deeds which prevent categories of works or require the consent of another owner. Some extensions need local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these things with a surveyor before you commit yourself to a purchase.
After shopping around on the internet I have found a Redland conveyancer having checked that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Redland postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Redland.
I am selling our home in Redland and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Redland lawyer would know this is not the case. It does beg the question why the buyers instructed a factory type conveyancing outfit rather than a conveyancing solicitor in Redland. We have lived in Redland for three years we know that this is a non issue. Do we get in touch with our local Authority to get clarification need.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You need to 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 life insurance to cover that same ailment)
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Redland is where the house is located. Can you shed any light on this issue?
Flying freeholds in Redland are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Redland you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Redland 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 premises.
My company is planning to lease a unit on a shopping parade. Can you recommend lawyers offering no-sale-no charges for non-domestic conveyancing in Redland for below 2k?
We can recommend firms who have well rounded knowledge of commercial conveyancing in Redland, including the disposal and acquisition of businesses as well as simply property. If you are intending to buy or dispose of a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right firm. As for the charges these will vary based on the structure and heads of terms of the proposed transaction. Please provide us with your details or phone us so that we may provide you with comprehensive commercial conveyancing quote.
I’m about to sell my garden flat in Redland.Conveyancing lawyers have not yet been instructed however I have recently had a half-yearly maintenance charge demand – what should I do?
It best that you discharge the maintenance contribution as normal as all rents and service invoices will be apportionedas 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 management companies 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. Having a clear account will assist your cause and will leave you no worse off financially