We are buying a flat and need a conveyancing solicitor in Westbury who is on the Lloyds conveyancing panel. Can you recommend a local 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 Lloyds . We don't recommend any particular firms conducting conveyancing in Westbury.
My bid for a property was accepted at auction in Westbury. Conveyancing is required. What happens now?
Now that you have exchanged you will need to instruct a conveyancing solicitor soon as you are faced with a pending deadline in which to complete the transaction. Every auction property will have an associated auction set of papers. This will likely include evidence of title and search results. Where you are dealing with leasehold property the conveyancing pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You should pass this on to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that you have funds in order to complete the transaction on the set completion date.
This question may be naive but I am unexperienced as a 1st time buyer of a ground floor flat in Westbury. Do I collect the keys to the property on completion from my lawyer? If this is the case, I will find a local conveyancing solicitor in Westbury?
On the day of completion you will not be required to attend the conveyancers office in Westbury. Your solicitors will electronically transfer the purchase money to the seller's lawyers, and once they have received this, you will be able to pick up the keys from the Estate Agents and start moving into the property. Usually this occurs between 1 and 3pm.
Our sealed bid on a detached house in Westbury has been accepted, the owners do nevertheless have a dependent purchase. The vendors have offered on a flat, however it’s not been accepted yet, and have viewings of other flats in the pipeline. I have instructed a high street conveyancing solicitor in Westbury. What should be my next step? When do I get the mortgage application with Yorkshire BS going?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of £1k, then survey, Westbury conveyancing search fees, etc). The first thing to do is ensure that your solicitor is on the Yorkshire BS conveyancing panel. Concerning the next steps this very much dictated by the uniqueness of your transaction, desire for the property and on the state of the market. In a hot market the majority of buyers will apply for the mortgage with Yorkshire BS and pay for the valuation and only if it was satisfactory would they pay their solicitor to proceed with the conveyancing in Westbury.
Will my conveyancer be making enquiries regarding flooding as part of the conveyancing in Westbury.
The risk of flooding is if increasing concern for lawyers dealing with homes in Westbury. There are those who acquire a property in Westbury, completely aware that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Conveyancers are not best placed to offer advice on flood risk, but there are a numerous searches that can be initiated by the buyer or by their lawyers which will figure out the risks in Westbury. The conventional set of completed inquiry forms sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the seller to find out whether the premises has historically flooded. In the event that the residence has been flooded in past which is not notified by the seller, then a buyer could issue a compensation claim as a result of such an incorrect answer. The buyer’s solicitors will also order an enviro report. This should disclose whether there is any known flood risk. If so, more detailed inquiries will need to be conducted.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a simple, chain free conveyancing. Westbury is where the house is located. Can you shed any light on this issue?
Flying freeholds in Westbury are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Westbury you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Westbury may determine 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 need to find a conveyancing solicitor for sale conveyancing in Westbury. I happened to chance upon a web site which appears to be the ideal solution If there is a chance to get all formalities done via email that would be preferable. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I have just started marketing my ground floor flat in Westbury. Conveyancing solicitors are to be appointed soon, but I have just had a half-yearly service charge invoice – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should clear the invoice as usual because all rents and maintenance charges should be allotted on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until 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.
I bought a 1st floor flat in Westbury, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Similar flats in Westbury with a long lease are worth £197,000. The ground rent is £55 invoiced annually. The lease finishes on 21st October 2080
You have 55 years left to run the likely cost is going to span between £31,400 and £36,200 as well as legals.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.