Finally, a mortgage offer from HSBC for the refinancing of my 3 bedroom garden flat is due any day now. Are you able to recommend a cheap conveyancing solicitor in Bedminster?
You have arrived at the wrong place to search for cut-price fees for conveyancing solicitors in Bedminster. Our goal is to offer excellent value conveyancing but our intention is not to advertise as being the cheapest. Avoid the trap of appointing brokers teasing you with £100 conveyancing in Bedminster. At best, in going for low cost conveyancing, you will get your money’s worth and at worst it will result in you being stung for extras and still not end up with the service required.
My Bedminster solicitor has uncovered a discrepancy when comparing the surveyor’s assumptions in the home valuation survey and what is in the conveyancing documents. My lawyer has advised that he needs to check that the bank is OK with this discrepancy and is still content to lend. Is my conveyancer’s course or action appropriate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
My relative suggested that where I am buying in Bedminster I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Bedminster conveyancing searches. It is a large document of about 40 pages, listing and detailing important information about Bedminster around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Bedminster Education with plans and statistics, Local Amenities and other useful information regarding Bedminster.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Bedminster is where the house is located. Can you shed any light on this issue?
Flying freeholds in Bedminster are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bedminster you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bedminster may decide 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 property.
In surfing the world wide web for the phrase on line conveyancing in Bedminster it reveals numerous property lawyerslocally. With so much choice what is the best way to find the right solicitor for my move?
The ideal way of choosing a suitable conveyancer is through a personal referral, so seek the guidance of colleagues and relatives who have bought a property in Bedminster or a respected estate agent or mortgage broker. Charges for conveyancing in Bedminster vary, so it's advisable to obtain at least three costs illustrations from varying types of solicitors. Be sure to secure confirmation that the charges are guaranteed not to rise.
Do you have any top tips for leasehold conveyancing in Bedminster from the point of view of expediting the sale process?
- Much of the delay in leasehold conveyancing in Bedminster can be reduced where you instruct lawyers as soon as you market your property and request that they start to collate the leasehold information which will be required by the purchasers’ representatives. A minority of Bedminster leases require Licence to Assign from the landlord. If this is the case, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers. You may think that you are aware of the number of years remaining on your lease but you should verify this via your lawyers. A buyer’s lawyer will be unlikely to recommend their client to where the lease term is less than 80 years. It is therefore essential at an early stage that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. If you have the benefit of shareholding in the Management Company, you should ensure that you hold the original share document. Organising a re-issued share certificate can be a time consuming formality and slows down many a Bedminster conveyancing deal. Where a new share is required, do contact the company director and secretary or managing agents (where relevant) for this as soon as possible.
I invested in buying a garden flat in Bedminster, conveyancing formalities finalised 9 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Bedminster with a long lease are worth £191,000. The average or mid-range amount of ground rent is £55 yearly. The lease ceases on 21st October 2079
With 53 years unexpired the likely cost is going to be between £27,600 and £31,800 plus costs.
The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.