Can your site be used to find a Conveyancing solicitor in Frenchay even where I’m not buying or selling a house, for example where I want to acquire an office in Frenchay with a loan from Yorkshire Building Society?
Our comparison service is primarily there to help choose residential conveyancing solicitors in Frenchay but we have set out towards the bottom of this page some Frenchay commercial conveyancing firms. You will need to enquire with the solicitors directly to establish if they can also act for Yorkshire Building Society
Can I be sure that the Frenchay conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Frenchay getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer handling your conveyancing.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Frenchay property lawyer on the Clydesdale panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Frenchay solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Frenchay postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Frenchay.
five months have elapsed following my purchase conveyancing in Frenchay concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. 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 property 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.
I am buying a new build house in Frenchay with a loan from Nationwide Building Society. The sellers would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not inform my conveyancer about the side-deal as it may affect my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Over the last few months I have been searching for a flat up to £235,500 and identified one round the corner in Frenchay I like with a park and transport links nearby, however it's only got 49 remaining years left on the lease. There is not much else in Frenchay in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a home loan that many years will be a potential deal breaker. Discount the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
There are only 68 years remaining on my lease in Frenchay. I am keen to extend my lease but my freeholder is can not be found. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to demonstrate that you have done all that could be expected to find the freeholder. In some cases a specialist would be useful to try and locate and prepare an expert document to be used as evidence that the freeholder can not be located. It is wise to seek advice from a conveyancer both on proving the landlord’s disappearance and the vesting order request to the County Court covering Frenchay.
Leasehold Conveyancing in Frenchay - Sample of Queries before Purchasing
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Its a good idea to discover as much as possible regarding the managing agents as they will impact your use and enjoyment of the property. Being a leasehold owner you are frequently in the clutches of the managing agents from a financial perspective and when it comes to practical issues such as the tidiness of the common parts. Enquire of other people what they think of them. Finally, find out the dates that you are obliged pay the service charge to the appropriate party and precisely what it includes. Does the lease include onerous restrictions? Generally speaking the outlay for major works are not built into the service charges, although some managing agents in Frenchay ask leaseholders to contribute towards a reserve fund created for the specific intention of establishing a fund for major repairs or maintenance.