My property lawyer in Blagdon is not on the Accord Mortgages Ltd Solicitor Panel. Is it possible for me to continue with my prefered solicitor even though they are excluded from the Accord Mortgages Ltd approved list?
Your options are as follows:
- Complete the purchase with your preferred Blagdon lawyers but Accord Mortgages Ltd will need to retain a conveyancer on their list of acceptable firms. This will inevitably rack up the overall conveyancing charges and cause delays.
- Find an alternative practitioner to act in the conveyancing, remembering to check they are Accord Mortgages Ltd approved.
- Try to convince your Accord Mortgages Ltd solicitor to try to join the Accord Mortgages Ltd panel
A friend advised me that in purchasing a property in Blagdon there may be a number of restrictions preventing external alterations to the property. Is this right?
There are anumerous of properties in Blagdon which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Blagdon should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it the case that all Blagdon solicitors on the Kent Reliance conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Kent Reliance conveyancing panel they would need to be overseen by the SRA. The majority of banks do list licenced conveyancers on their panel in which case such organisation would be governed by the CLC.
We previously selected conveyancers based in Blagdon on the Nationwide solicitor approved list. They have just billed me a separate fee for dealing with the Nationwide mortgage. Is this a supplemental conveyancing fee set by Nationwide?
Provided it is contained in their Terms of Engagement or Quote then yes your property lawyer is entitled to charge a fee for this. This fee is not set by Nationwide but by your Blagdon conveyancing practitioner. Some firms on the Nationwide panel will charge ’dealing with mortgage’ fee but plenty of firms include it on their overall fee.
I am buying a new build flat in Blagdon. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Blagdon
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Blagdon is where the house is located. What do you suggest?
Flying freeholds in Blagdon are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Blagdon you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blagdon may determine 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.
My fiance and I may need to let out our Blagdon ground floor flat temporarily due to a new job. We instructed a Blagdon conveyancing practice in 2001 but they have closed and we did not have the foresight to get any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
A lease governs relations between the landlord and you the flat owner; in particular, it will indicate if subletting is banned, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Blagdon do not prevent an absolute prevention of subletting – such a clause would adversely affect the market value the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly supplying a copy of the sublease.
I own a ground floor flat in Blagdon, conveyancing formalities finalised 9 years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in Blagdon with an extended lease are worth £265,000. The ground rent is £50 yearly. The lease runs out on 21st October 2100
You have 75 years left to run we estimate the premium for your lease extension to be between £8,600 and £9,800 as well as costs.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.
Why am I unable to complete my conveyancing in Blagdon on a bank holiday?
Because on completion the money will be transferred electronically between the banks of the purchaser and owner’s lawyer and currently this can only happen on a working day. It is not possible to complete on a weekend either.