I am selling my flat in Henleaze. Will the property lawyer need to be required to be on the Nationwide conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Nationwide conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently currently.
Will our solicitor be asking questions concerning flooding as part of the conveyancing in Henleaze.
The risk of flooding is if increasing concern for lawyers dealing with homes in Henleaze. There are those who buy a house in Henleaze, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Conveyancers are not qualified to give advice on flood risk, however there are a number of checks that can be initiated by the purchaser or by their solicitors which should give them a better appreciation of the risks in Henleaze. The standard completed inquiry forms supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the vendor to determine whether the property has suffered from flooding. In the event that the property has been flooded in past which is not disclosed by the owner, then a buyer may commence a compensation claim as a result of such an misleading answer. The purchaser’s conveyancers should also carry out an enviro search. This will higlight whether there is any known flood risk. If so, additional inquiries should be conducted.
I purchased my flat on 13 May and the transaction details is not yet registered. Any reason for this? My conveyancing solicitor in Henleaze advises it should be recorded inside ten days. Are transfers in Henleaze particularly slow to register?
As far as conveyancing in Henleaze registration is no faster or slower than anywhere else in the country. Rather than based on location, timeframes can adjust according to who lodges the application, whether there are errors and if the Land registry must send notices to any other parties. As of today approximately three quarters of submission are fully dealt with in less than three weeks but some can be subject to extensive delays. Historically registration is effected after the new owner is living at the property so 'speed' is not usually top priority yet where it is urgent that the the registration takes place urgently then you or your conveyancer could speak with the land registry and explain the circumstances.
I've recently found out that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a quick, no chain conveyancing. Henleaze is where the house is located. Can you offer any opinion?
Flying freeholds in Henleaze are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Henleaze you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Henleaze may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
How can the Landlord & Tenant Act 1954 impact my business offices in Henleaze and how can your lawyers assist?
The particular law that you refer to gives protection to commercial leaseholders, granting the dueness to apply to court for a new tenancy and continue in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Henleaze is one of our numerous areas of the UK in which the firms we work with are located
My uncle has suggested that I use his conveyancing solicitors in Henleaze. Should I use them?
Much as we are happy to recommend a Henleaze conveyancing lawyer it’s preferable to choose a conveyancing practitioner is to seek recommendations from friends or relatives who have actually experience in using the conveyancer you're are thinking of instructing.