Have just purchased a repossessed house at auction in Bath. Conveyancing is required. What happens now?
Now that you are for in every practical sense signed on the dotted line you should instruct a conveyancing lawyer as a matter of urgency as you are facing a fast approaching a drop dead date to complete the transaction. Every auction property will ordinarily have a bespoke legal set of papers. This should include evidence of title and search results. In the case of leasehold property the conveyancing pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You must give this to the conveyancer instructed by you ASAP. Do make sure that you have funds organised to complete on the date specified in the contract.
Is it the case that all Bath CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing panel?
It is true that some banks and building societies now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
We have agreed to purchase a house in Bath. A rare aspect is that the roof has a solar panel. Nottingham have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Nottingham your lawyer must follow the formal instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Nottingham. The Council of Mortgage Lenders’ Handbook contains minimum requirements for solar panel roof-space leases, and solicitors are required to report to Nottingham where a lease fails to comply with these conditions. The requirements relate to the installation of panels on properties countrywide and is not isolated to Bath.
I used Action Conveyancing a few years past for my conveyancing in Bath. I now require my papers but 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 Bath of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking for a ground for flat up to £195,000 and identified one close by in Bath I like with open areas and railway links nearby, the downside is that it only has 61 years on the lease. There is not much else in Bath for this price, so just wondered if I would be making a mistake buying a lease with such few years left?
If you need a home loan that many years will be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
How easy is it to use your search tool to locate a conveyancing practitioner in Bath on the panel for my mortgage?
First choose a mortgage company such as Birmingham Midshires, Coventry Building Society or Godiva Mortgages Ltd then specify your location for example Bath. Conveyancing practices in Bath and beyond should be identified.
I need to instruct a conveyancing lawyer in Bath for my house move. Can I check a firm’s complaints history with the profession’s regulator?
Members of the public can see published Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The regulator could monitor call for training purposes.
My wife and I purchased a leasehold flat in Bath. Conveyancing and Accord Mortgages Ltd mortgage organised. A letter has just been received from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Bath who previously acted has long since retired. Any advice?
First make enquiries of HMLR to be sure that the individual claiming to own the freehold is indeed the new freeholder. You do not need to incur the fees of a Bath conveyancing solicitor to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Leasehold Conveyancing in Bath - A selection of Queries Prior to Purchasing
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This question is helpful as a) areas may cause problems for the building as the communal areas may begin to deteriorate where maintenance remain unpaid b) if the leaseholders have an issue with the managing agents you will wish to have all the details It is important to be aware if a new roof is being put on or some other major work is anticipated to be shared by the leaseholders and will dramatically impact the level of the maintenance fees or necessitate a specific invoice. Who is in charge of the building?