Unfortunately I am unable to travel far from Fishponds. Is there a reason why all Fishponds lawyers aren't included on all mortgage company panels?
Even though it may seem unfair for mortgage companies to restrict who can act for them, from the public’s or conveyancer’s point of view, the flip side is that lenders are increasingly anxious and consider it necessary to protect them from mortgage fraud. As a consequence of this concern banks have consolidated their panel of approved conveyancing lawyers to a manageable size.
Do the conveyancing lawyers that you recommend carry out auction conveyancing in Fishponds?
We know of a few auction solicitors we can connect you with those conducting auction conveyancing. Fishponds is one of hundreds of locations in which our lawyers cover.
What is the first thing I need to know concerning purchase conveyancing in Fishponds?
You may not hear this from too many lawyers but conveyancing in Fishponds and elsewhere in Bristol is an adversarial experience. In other words, when it comes to conveyancing there exists lots of room for confrontation between you and other parties involved in the ownership transfer. E.g., the vendor, selling agent and even potentially the mortgage company. Choosing a lawyer for your conveyancing in Fishponds an important selection as your conveyancer is your adviser, and is the SOLE party in the process whose interest is to act in your best interests and to protect you.
We are witnessing a definite ongoing adversarial element to conveyancing- someone must be blamed for the process being so protracted. We recommend that you your first instinct should be to trust your solicitor above the other parties in the conveyancing process.
My step-father has encouraged me to instruct his conveyancers in Fishponds. Do I take his recommendation?
There are no two ways about it it’s preferable to choose a conveyancing practitioner is to have referrals from friends or family who have actually used the conveyancer you're are thinking of instructing.
I am a negotiator for a long established estate agency in Fishponds where we see a number of flat sales jeopardised due to leases having less than 80 years remaining. I have been given inconsistent advice from local Fishponds conveyancing solicitors. Please can you clarify whether the seller of a flat can initiate the lease extension formalities for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I am the registered owner of a leasehold flat in Fishponds, conveyancing formalities finalised in 1996. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Fishponds with over 90 years remaining are worth £185,000. The ground rent is £65 yearly. The lease ceases on 21st October 2086
With just 60 years unexpired we estimate the price of your lease extension to be between £20,000 and £23,000 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 cannot give you a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other 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 without first seeking the advice of a professional.
Partway through the sale of a leasehold flat in Fishponds. Conveyancing is fine but we are being charged an extortionate amount by the managing agents. So far we have forked out £268 for a leasehold management information and then another £134.40 for supplemental questions supplied by the purchaser's lawyer.
You will not have control over the level of the bill for this information but the typical fee for the information for Fishponds leasehold premises is £355. For Fishponds conveyancing deals it is standard for the vendor to cover the costs. The freeholder or their agents are under no legal obligation to answer these questions although many will be willing to do so - albeit often at exorbitant prices out of proportion to the work involved. Regretfully there is no law that requires capped charges for administrative tasks. There is no legal time limit by which they are required to supply the information.