Can the conveyancing lawyers that you recommend carry out conveyancing in Banwell by way of an attended exchange?
We do have a number of conveyancing specialists carrying out personalised exchanges. Do call us to secure a fee calculation and details as to dates.
There are a variety of conveyancing solicitors in Banwell but how do I know who I should use?
Do not opt for the cheapest Banwell conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
This question may be naive but I am new to the home buying as FTB of a two bedroom flat in Banwell. Do I collect the keys to the property on completion from my conveyancer? If this is the case, I will instruct a High Street conveyancing solicitor in Banwell?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the vendor’s solicitors, and shortly after the monies have arrived, you should be invited to collect the keys from the property Agents and move into your new home. Usually this occurs between 1 and 3pm.
I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Bank of Ireland are being pedantic. The Banwell solicitor who is on the Bank of Ireland conveyancing panel is recommending indemnity insurance as a solution but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I require fast conveyancing in Banwell as I am faced with a deadline to exchange contracts inside 2 weeks. Fortunately I do not need a mortgage. Can I avoid the conveyancing searches to save money and time?
If.Given you are not obtaining a home loan you are at free not to do searches although no law firm would suggest that you don't. Drawing on years of experience of conveyancing in Banwell the following are examples of what can crop up and adversely impact future saleability: Refused Planning Applications, Overdue Fees, Overdue Grants, Railway Schemes,...
Are there restrictive covenants that are commonly identified during conveyancing in Banwell?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Banwell. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I opted to have a survey done on a property in Banwell prior to instructing conveyancers. I have been told that there is a flying freehold element to the property. The surveyor advised that some banks may not give a mortgage on this type of home.
It varies from the lender to lender. HSBC has different instructions for example to Halifax. If you contact us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Banwell. Conveyancing may be slightly more expensive based on your lender's requirements.
There are only Fifty years unexpired on my flat in Banwell. I am keen to get lease extension but my freeholder is absent. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. However, you will be required to demonstrate that you have done all that could be expected to locate the lessor. For most situations an enquiry agent should be useful to conduct investigations and prepare an expert document to be accepted by the court as evidence that the freeholder is indeed missing. It is wise to seek advice from a property lawyer in relation to proving the landlord’s disappearance and the application to the County Court covering Banwell.
I acquired a studio flat in Banwell, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Banwell with a long lease are worth £195,000. The ground rent is £45 per annum. The lease ceases on 21st October 2088
With 63 years remaining on your lease the likely cost is going to span between £16,200 and £18,600 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.