We were about to retain a conveyancing solicitor in Bath endorsed using your search tool but stumbled across some other costs illustrations via the web appear cheaper – why is this?
One can find many firms of conveyancing organisations advertising so-called cut-price conveyancing, but supplementalcosts end up with the completion invoice being inflated. Solicitors are duty bound to ensure fees set out in terms of engagement should be transparent and reasonable and be applied The solicitors that we list for conveyancing in Bath genuinely set out all charges for the property you plan tobuy.
Are the BSA intent on creating a online directory to list solicitors on the Melton Mowbray Building Society conveyancing panel for example in Bath?
We would not expect to be advised of any plans on the part of the BSA to promote such a tool.
Will our solicitor be asking questions regarding flooding during the conveyancing in Bath.
Flooding is a growing risk for lawyers carrying out conveyancing in Bath. Plenty of people will acquire a property in Bath, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Solicitors are not qualified to offer advice on flood risk, however there are a numerous searches that can be carried out by the buyer or by their solicitors which should figure out the risks in Bath. The conventional set of property information forms sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a usual question of the vendor to find out if the premises has ever been flooded. In the event that flooding has previously occurred and is not notified by the seller, then a purchaser could commence a legal claim for losses stemming from an inaccurate reply. A purchaser’s solicitors will also commission an environmental search. This should indicate whether there is a recorded flood risk. If so, additional investigations will need to be made.
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Bath is where the house is located. Can you shed any light on this issue?
Flying freeholds in Bath are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bath you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bath may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
What tools are available to locate a Bath law firm on the Platform Home Loans Ltd conveyancing panel? I have a car and am willing to travel upto 20kilometers to meet the lawyer.
You can use the tool on this website. Please choose the lender and your location and you will see a number of Bath conveyancing lawyers locally. We have listed some Bath conveyancing firms towards the end of this page and you can telephone them to verify if they are on the Platform Home Loans Ltd member panel
Last August I purchased a leasehold property in Bath. Am I liable to pay service charges for periods before my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Bath Leasehold Conveyancing - Sample of Questions you should ask before Purchasing
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Who takes charge for maintaining and repairing the block? Does this lease have more than 82 years left? If a Bath lease has less than eighty years it will have adverse implications on the value of the flat. Check with your mortgage company that they are willing to go ahead with the loan given the lease term. Leases with fewer than 80 years remaining means that you will most likely need a lease extension sooner rather than later and you need to have some idea of how much this would cost. For most Bathlease extensions you would need to own the property for 24 months in order to be legally able to extend the lease.