We're in Bedminster, First timers buying with a mortgage (lender is Co-operative , and our lawyer is on the Co-operative conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Co-operative conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Forgive me if this question is silly but I am wet behind the ears as a 1st time purchaser of a garden flat in Bedminster. Do I pick up the keys to the property on the completion date from my lawyer? If this is the case, I will instruct a local conveyancing solicitor in Bedminster?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s lawyers, and once they have received this, you should be able to collect the keys from the selling Agents and start moving into the property. Usually this happens between 1 and 3pm.
My husband and I have organised a further advance on our mortgage from Aldermore as we intend to carry out renovations to our house in Bedminster. Do we need to choose a nearby Bedminster solicitor on the Aldermore conveyancing panel to handle the legals?
Aldermore do not ordinarily appoint firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore panel.
I am due to exchange contracts on my flat. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, UBS are being difficult. The Bedminster solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I need some expedited conveyancing in Bedminster as I have a deadline to complete within 3 weeks. A mortgage is not required. Is it possible to avoid the conveyancing searches to save fees and time?
As you are not taking a home loan you are at liberty not to do searches although no lawyer would suggest that you don't. Drawing on our experience of conveyancing in Bedminster the following are examples of issues that can show up and adversely impact market value: Refused Planning Applications, Overdue Fees, Outstanding Grants, Unadopted Roads,...
I am selling my house. My previous solicitors closed down. I am in need of a recommendation of a conveyancing firm. Im based in Bedminster if that makes a difference.
Please use our search tool to help you find a solicitor for your conveyancing in Bedminster. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.
Can you offer any advice when it comes to choosing a Bedminster conveyancing firm to carry out our lease extension conveyancing?
When appointing a property lawyer for lease extension works (regardless if they are a Bedminster conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We recommend that you talk with two or three firms including non Bedminster conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be of use:
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How many lease extensions has the firm carried out in Bedminster in the last year? If the firm is not ALEP accredited then why not?
I purchased a studio flat in Bedminster, conveyancing formalities finalised in 2000. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Bedminster with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £60 invoiced annually. The lease runs out on 21st October 2083
With just 57 years left to run we estimate the premium for your lease extension to be between £28,500 and £33,000 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.
To what extent are Bedminster conveyancing solicitors duty bound by the Law Society to supply clear conveyancing costs?
Inbuilt into the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, represent the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Bedminster or or elsewhere in the country.