I selected a local lawyer for our conveyancing in Bradley Stoke yesterday. Looking through the terms of engagement I seewe are liable for charges even if the dealdoes not go ahead. Should I go with them or select an internet conveyancing company promoting no move no charge conveyancing in Bradley Stoke?
It is usually ‘give and take’ in that if "No Completion No Fee" is advertised then the conveyancing charges will tend to be be higher to cover those transactions that fail to complete. You should be mindful that such arrangements generally do not cover outlay for example Bradley Stoke conveyancing search charges.
The Bradley Stoke conveyancing lawyers that I appointed last week on my purchase in Bradley Stoke have without warning shut down. They were on acting for me because I had to have a lawyer on the RBS conveyancing panel and my family Bradley Stoke lawyer was not. I paid them 275 plus VAT on account. What are my options?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the RBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.
A friend advised me that if I am buying in Bradley Stoke I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes quoted for as part of the standard Bradley Stoke conveyancing searches. It is not a small report of about 40 pages, listing and setting out important information about Bradley Stoke around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Bradley Stoke Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information concerning Bradley Stoke.
Over the last few months I have been searching for a ground for flat up to £195,000 and found one near me in Bradley Stoke I like with amenity areas and railway links nearby, the downside is that it's only got 52 years unexpired on the lease. There is not much else in Bradley Stoke suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a mortgage the shortness of the lease will likely be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
We're first time buyers - agreed a price, but the property agent has warned us that the seller will only issue a contract if we use their chosen solicitors as they want an ‘expedited deal’. My instinct tells me that we should use a high street solicitor used to conveyancing in Bradley Stoke
It is highly unlikely the sellers are behind this. Should the owner desire ‘a quick sale', taking such a hostile approach to a serious buyer is going to damage their objectives. Contact the sellers directly and explain that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you are going to appoint your preferred Bradley Stoke conveyancing lawyers - not the ones that will earn their negotiator at the agency a commission or achieve conveyancing figures set by HQ.
What advice can you give us when it comes to finding a Bradley Stoke conveyancing firm to carry out our lease extension conveyancing?
When appointing a conveyancer for lease extension works (regardless if they are a Bradley Stoke conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of work. We advise that you talk with two or three firms including non Bradley Stoke conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be of use:
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How familiar is the firm with lease extension legislation? If they are not ALEP accredited then what is the reason?
Leasehold Conveyancing in Bradley Stoke - Sample of Queries before buying
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The answer will be helpful as a) areas can result in problems for the building as the communal areas may start to deteriorate where repairs remain unpaid b) if the tenants have a dispute with the running of the building you will want to have all the details It would be wise to discover as much as you can regarding the company managing the block as they can either make your life much simpler or much more difficult. As the proprietor of a leasehold property you will be at the mercy of the managing agents both financially and when it comes to every day issues such as the upkeep of the common parts. Ask prospective neighbours whether they are happy with their management. On a final note, be sure you understand the dates that you are obliged pay the maintenance charge to the appropriate party and specifically what you get for your money. It is important to be aware if a new roof is being installed or some other significant cost is pending to be shared by the leasehold owners and may well materially impact the level of the service costs or require a one time invoice.