I am in the market for a low cost property lawyer. Should I go for for an internet conveyancer as opposed to a local Bath conveyancing lawyer?
Bath is a unique place, where regional knowledge counts for a lot. The laid-back lifestyle has it’s attractions – but not for your home move. The conveyancers that we work with combine in-depth Bath insight with a proactive, can doattitude that ensures the conveyancing to progress without delay. It will certainly help that they benefit from good connections with financial advisers, estate agents, surveyors and other Bath conveyancing practices
We are purchasing a apartment in Bath. I might seem paranoid but how we can trust a solicitor? On the day of competition we have to send money into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We are buying a terrace house in Bath. We would like to an extension at the rear at the property.Will the conveyancing process involve enquiries to determine if these works were previously refused?
Your solicitor should review the registered title as conveyancing in Bath will occasionally identify restrictions in the title documents which prevent categories of alterations or require the consent of a 3rd party. Certain additions require local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
I have been told by my conveyancer that restrictive coveneant insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Bath?
The appropriate level of restrictive coveneant indemnity insurance should be dictated by who your lender. It would differ for example between Barclays and Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such insurances.
What does a local search inform me concerning the house we're buying in Bath?
Bath conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations for instance PSG The local search plays an important part in many a Bath conveyancing purchase; that is if you don’t want any nasty surprises after you move into your new home. The search will reveal information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
four months have gone by since my purchase conveyancing in Bath completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am buying a new build house in Bath with the aid of help to buy. The builders would not reduce the amount so I negotiated £7000 of additionals instead. The sale representative advised me not disclose to my solicitor about the side-deal as it will affect my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am on look out for some leasehold conveyancing in Bath. Before I get started I want to be sure as to the remaining lease term.
If the lease is registered - and 99.9% are in Bath - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Leasehold Conveyancing in Bath - Sample of Questions you should consider Prior to Purchasing
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It is important to be aware whether changing the roof or some other major work is due shortly that will be shared amongst the tenants and could well dramatically impact the level of the service charges or require a specific invoice. It would be wise to discover as much as possible concerning the managing agents as they will either make your life much simpler or uncomfortable. As the owner of a leasehold property you are frequently in the clutches of the managing agents from a financial perspective and when it comes to day to day issues such as the tidiness of the communal areas. Ask prospective neighbours whether they are happy with their management. Finally, investigate as to the dates that you are obliged pay the maintenance charge to the relevant party and specifically how they are spending the funds. The best form of lease arrangement is a share of the freehold. In this situation the leaseholders enjoy control and although a managing agent is frequently employed if the building is larger than a house conversion, the managing agent acts for the leaseholders themselves.