It is is a decade since I acquired my house in Glastonbury. Conveyancing solicitors have recently been instructed on the sale but I can't locate the title deeds. Will this cause complications?
Don’t worry too much. First there is a chance that the deeds will be retained by your mortgage company or they could still be with the conveyancers who oversaw the purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. Nearly all conveyancing in Glastonbury relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.
There is lots of here concerning conveyancing in Glastonbury but what is your top tip for finding the right conveyancer in Glastonbury
Do not opt for the lowest Glastonbury conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
How can we tell if a Glastonbury conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Glastonbury obtaining recommendations is a good start. 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 advertising the lowest fees. We would always advise that you speak with the solicitor carrying out your transaction.
Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Glastonbury solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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 Glastonbury postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Glastonbury.
Should commercial conveyancing searches disclose proposed roadworks that could impact a commercial property in Glastonbury?
Its becoming the norm that commercial conveyancing solicitors in Glastonbury will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Glastonbury. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Glastonbury.
For every commercial conveyancing transaction in Glastonbury it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may cause delays to Glastonbury commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Glastonbury.
I have been on the look out for a leasehold apartment up to £245,000 and found one round the corner in Glastonbury I like with amenity areas and station nearby, however it's only got 52 years unexpired on the lease. I can't really find anything else in Glastonbury in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
If you need a mortgage the remaining unexpired lease term may be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.
In what way can the Landlord & Tenant Act 1954 impact my commercial property in Glastonbury and how can your lawyers assist?
The particular law that you refer to gives protection to commercial lessees, granting the right to apply to court for a renewal lease and continue in occupation when the lease comes to an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and help with commercial conveyancing in Glastonbury
Is it best to go with a Glastonbury conveyancing lawyer who is local to the property I am buying? I have an old university friend who can handle the conveyancing but her office is 200miles away.
The primary upside of using a local Glastonbury conveyancing firm is that you can visit the firm to execute paperwork, present your ID and apply pressure on them if necessary. They will also have local knowledge which is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If other friends have used your friend and the majority were impressed that must trump using an unknown Glastonbury conveyancing solicitor just because they are Glastonbury based.