I require conveyancing for a flat in a fairly new development (6 years built) in Yate. 95% of the appartments are already disposed of. Do I need carry out the local searches as part of conveyancing in Yate?
If you getting a mortgage, your mortgage company will require some (many) of the searches so you'll have no choice. If not, then Yate conveyancing searches are for you to decide upon. No doubt your conveyancer, will 'advise', perhaps in the strongest possible terms, that you should not go ahead without searches, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or you may need to instruct a new lawyer for your conveyancing in Yate.
When it comes to mortgage companies such as TSB, do Yate solicitors face a fee to be on the list of approved solicitors?
We are not aware of any bank fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
I am currently in the process of buying my council flat in Yate. I have a mortgage agreed with UBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
After shopping around on the internet I have found a Yate 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 Yate postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Yate.
I used Arc property Solicitors several years past for my conveyancing in Yate. I now require my file however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Yate of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
What tools are available to identify a Yate law firm on the Barnsley Building Society conveyancing panel? I drive a motor bike and am willing to travel upto 10kilometers to meet the lawyer.
Feel free to make use of the search on this page. Please select a mortgage company and your location and you will see a number of Yate conveyancing lawyers located nearest you. We have listed some Yate conveyancing firms at the bottom of this page and you can contact them to check if they are on the Barnsley Building Society approved list
I am a negotiator for a reputable estate agency in Yate where we have experienced a number of leasehold sales derailed as a result of leases having less than 80 years remaining. I have been given conflicting advice from local Yate conveyancing firms. Can you clarify whether the owner of a flat can initiate the lease extension formalities for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I invested in buying a 1st floor flat in Yate, conveyancing having been completed in 1999. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Yate with an extended lease are worth £265,000. The ground rent is £50 yearly. The lease terminates on 21st October 2100
With 76 years remaining on your lease we estimate the premium for your lease extension to be between £8,600 and £9,800 as well as professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.
My aunt completed her conveyancing in Yate 7 years ago. She has been married, divorced and is now married again. She now wishes to dispose of the Yate property. I think she will just be need to provide a copy of the marriage certificates to the solicitor but she is worried it will frustrate the conveyancing. Is it worth updating the title details for the property?
The is no need to bring up to date the title for the property providing you have the evidence needed to show how the name change resulted.
The purchaser’s lawyer will check the title entries and need evidence to establish the change of name for instance marriage certificates.