We were just about to sign contracts for a ground floor flat in Bristol. We encountered a snag. The mortgage offer with Platform Home Loans Ltd expires on 23/6/2025 but the owners are putting forward a completion date of 25/6/2025. Is it possible to prolong the mortgage offer?
The person best placed to deal with your concern is your lawyer who will hopefully calculate if they corresponding with the lender, vendor’s conveyancers, selling agents or conceivably all three taking into account the circumstances your conveyancing as of today.
We are buying a flat and need a conveyancing solicitor in Bristol who is on the Santander approved panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Bristol.
Just had an offer accepted on a new build apartment in Bristol. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions 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 Bristol
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There must be mutual enforceability of lessee’s covenants. 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision.
Am I best advised to instruct a Bristol conveyancing practitioner based in the vicinity that I am hoping to buy? We have a good friend who can carry out the legal work but they are based 400kilometers drive away.
The primary upside of using a high street Bristol conveyancing practice is that you can attend the office to execute paperwork, hand in your identification documents and pester them if necessary. Having local Bristol know how is a plus. However it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and the majority were content that must surpass using an unfamiliar Bristol conveyancing lawyer just because they are round the corner.
Last October I purchased a leasehold flat in Bristol. Do I have any liability for service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element 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).
I own a split level flat in Bristol, conveyancing having been completed in 1999. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Bristol with a long lease are worth £185,000. The ground rent is £65 per annum. The lease comes to an end on 21st October 2084
With just 59 years left to run we estimate the premium for your lease extension to range between £20,900 and £24,200 plus professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.
I have just appointed agents to market my ground floor apartment in Bristol.Conveyancing is yet to be initiated but I have just received a yearly maintenance charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should clear the invoice as you normally would because all ground rent and service invoices will be allottedon completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially