I am considering remortgaging my property in Filton, does my lawyer have to be on the HSBC Solicitor panel?
In theory, you could use a solicitor that is not on the HSBC conveyancing panel, but HSBC would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
I am helping my sister sell her house in Filton. Does the solicitor commission an EPC or it is for me to coordinate?
Following the abolition of Home Packs, energy assessments remained a mandatory component of moving property. An energy assessment should be commissioned before the property is placed on the market. This is not as aspect of the sale process that conveyancers ordinarily arrange. Where you are using a Filton conveyancing solicitor they may be willing to arrange energy performance certificates due to their contacts with long established local providers
I am purchasing a detached bungalow in Filton. We would like to carry out an extension to the side at the property.Will legal conveyancing on the property include checks to determine if these alterations were previously refused?
Your property lawyer will check the deeds as conveyancing in Filton will sometimes reveal restrictions in the title documents which prevent certain alterations or need the permission of another owner. Some extensions need local authority planning consent and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these issues with a surveyor prior to committing yourself to a purchase.
Is it the case that all Filton solicitor firms on the Coventry BS conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Coventry BS approved list of solicitors they would need to be governed by the SRA. The majority of lenders do list licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers.
It has been 2 months since my purchase conveyancing in Filton took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the input of my in-laws I had a survey completed on a property in Filton ahead of appointing conveyancers. I have been advised that there is a flying freehold aspect to the house. The surveyor has said that some mortgage companies will refuse to give a loan on this type of premises.
It varies from the lender to lender. Lloyds has different instructions from Birmingham Midshires. If you e-mail us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Filton. Conveyancing may be slightly more expensive based on your lender's requirements.
How does the Landlord & Tenant Act 1954 affect my business offices in Filton and how can you help?
The 1954 Act affords protection to business leaseholders, granting the dueness to apply to court for a renewal tenancy and continue in occupation at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Filton is one of the many areas of the UK in which the firms we work with are located
Can you provide any top tips for leasehold conveyancing in Filton with the purpose of expediting the sale process?
- Much of the delay in leasehold conveyancing in Filton can be reduced if you instruct lawyers as soon as your agents start advertising the property and ask them to put together the leasehold information needed by the purchasers’ conveyancers. If you have carried out any alterations to the residence would they have required Landlord’s consent? In particular have you laid down wooden flooring? Most leases in Filton state that internal structural changes or installing wooden flooring require a licence issued by the Landlord acquiescing to such works. If you dont have the consents to hand do not communicate with the landlord without checking with your solicitor first. If you have had conflict with your landlord or managing agents it is essential that these are settled before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a property where there is a current dispute. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is better to present the dispute as historic rather than ongoing. Many landlords or Management Companies in Filton charge for supplying management packs for a leasehold home. You or your lawyers should enquire as to the actual amount of the charges. The management information can be applied for as soon as you have a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most common reason for delay in leasehold conveyancing in Filton. You may think that you are aware of the number of years remaining on your lease but you should double-check by asking your solicitors. A purchaser's lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is below 80 years. It is therefore important at an early stage that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale.
I am the registered owner of a studio flat in Filton, conveyancing was carried out 7 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Filton with an extended lease are worth £179,000. The ground rent is £65 per annum. The lease terminates on 21st October 2082
With only 57 years left to run we estimate the price of your lease extension to be between £26,600 and £30,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.