Why would I appoint a Bath conveyancing solicitors firm when online alternatives are so much cheaper?
By all means make sure that you shop around for conveyancing costs in Bath and you should seek a competitive estimate but don’t be focused with looking for the cheapest Bath conveyancer. Finding the right conveyancer can be the difference between a seamless and a frustrating move. It is important that you ensure that you have expert guidance from an experienced conveyancer. An e-mail can never replace a telephone conversation and can never replicate a one to one meeting. Our partner firms will appoint you a qualified and top rated conveyancing solicitor that will tackle your conveyancing from start to finish, giving the sort of continuity that you will never get with an online conveyancer. He or She will keep you updated on progress and keep you informed. Should you need to phone the office you will know who you need to speak to and we'll ensure you're not left wondering what's going on.
My aunt passed away six months ago and as sole heir and executor I was left the house in Bath. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this possible?
Given you intend to re-mortgage then Santander will insist on your using a conveyancer on the Santander conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Santander conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Santander mortgage is registered as a charge at the Land Registry.
I need some quick conveyancing in Bath as I am faced with an ultimatum to exchange contracts in less than 4 weeks. Fortunately I do not require a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
If.Given you are not obtaining a home loan you are at liberty not to do searches although no solicitor would advise that you don't. With lots of history conveyancing in Bath the following are examples of issues that can be revealed and adversely affect market value: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Road Schemes,...
five months have gone by since my purchase conveyancing in Bath took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. 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 property 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.
How does conveyancing in Bath differ for newly converted properties?
Most buyers of new build residence in Bath contact us having been asked by the builder to exchange contracts and commit to the purchase even before the property is completed. This is because developers in Bath usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Bath or who has acted in the same development.
I today plan to offer on a house that appears to tick a lot of boxes, at a reasonable price which is making it more attractive. I have just discovered that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a leasehold house in Bath. Conveyancing solicitors have not yet been appointed. Will they explain the issues?
The majority of houses in Bath are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. We note that you are purchasing in Bath in which case you should be shopping around for a Bath conveyancing practitioner and check that they are used to transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as requiring the freeholder’spermission to carry out changes to the property. You may also be required to pay a service charge towards the upkeep of the estate where the property is located on an estate. Your lawyer will advise you fully on all the issues.
Leasehold Conveyancing in Bath - Examples of Queries before buying
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Where a Bath lease has less than 80 years it will impact the salability of the property. It is worth checking with your bank that they are willing to to proceed given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely have to extend the lease at some point and it is worth discovering how much this will be. For most Bathlease extensions you would need to own the property for a couple of years in order to be legally able to carry out a lease extension. Who takes responsibility for maintaining and repairing the block? How many of the leaseholders are in arrears for their maintenance charge payments?