Is the fact that my solicitor in Bagshot is not listed on my bank's conveyancing panel that there is a problem with the quality of her work?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Bagshot conveyancing practice and ask them why they are no longer on the approved list for your bank.
Our conveyancer has uncovered a defect with the lease for the flat we are buying in Bagshot. The seller’s lawyers have suggested title insurance as a workaround. We are content with insurance and will cover the costs. Our solicitor says that he must ensure that the lender is content with this solution. Are we the client or is the mortgage company ?
Regardless of the fact that you have a mortgage offer from the bank does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the bank are the client. These conveyancing instructions must be adhered to.
I am buying a end of terrace house in Bagshot. We would like to carry out an extension to the side at the property.Will the conveyancing process involve checks to see if these works are allowed?
Your solicitor should review the registered title as conveyancing in Bagshot can on occasion reveal restrictions in the title documents which restrict certain works or need the permission of another owner. Some works need local authority planning consent and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
Last month we had a mortgage agreed in principle with TSB. Bagshot conveyancing practitioners have been selected. What is the average time that one could expect to receive a mortgage offer from TSB?
Some lenders take longer than others. Have TSB conducted the valuation? Have you informed TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am currently in the process of buying my council flat in Bagshot. I have a mortgage agreed with Co-operative. Conveyancing is not something I have any knowledge of. 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 Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.
We are buying a property and the lawyer has raised the issue of Chancel Repair for which the property may be obligated to contribute to given it’s proximity to the area of such a church. She has suggested insurance. Is this strictly warranted for conveyancing in Bagshot
Unless a prior purchase of the premises took place post 12 October 2013 you can expect conveyancing practitioners delivering conveyancing in Bagshot to remain recommending a chancel search and or insurance against a claim.
My father-in-law has recommend that I use his conveyancing solicitors in Bagshot. Should I find my own solicitor?
Much as we are happy to recommend a Bagshot conveyancing lawyer the ideal way to select a conveyancing practitioner is to seek guidance from friends or family who have actually used the conveyancer you're contemplating using.
I am hoping to put an offer on a small detached house that appears to meet my requirements, at a reasonable figure which is making it all the more appealing. I have subsequently discovered that the title is leasehold rather than freehold. I would have thought that there are issues purchasing a leasehold house in Bagshot. Conveyancing solicitors have are soon to be instructed. Will they explain the issues?
The majority of houses in Bagshot are freehold rather than leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can assist with the conveyancing process. it is apparent that you are buying in Bagshot so you should seriously consider shopping around for a Bagshot conveyancing solicitor and be sure that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example requiring the freeholder’spermission to carry out changes to the property. It may be necessary to pay a contribution towards the maintenance of the estate where the house is part of an estate. Your conveyancer should report to you on the legal implications.
I acquired a basement flat in Bagshot, conveyancing formalities finalised June 2008. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Bagshot with a long lease are worth £195,000. The ground rent is £45 invoiced every year. The lease expires on 21st October 2088
With just 62 years remaining on your lease we estimate the price of your lease extension to be between £17,100 and £19,800 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.