Last April we completed a house move in Henleaze. We have since encountered a number of issues with the house which we believe were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been carried out for conveyancing in Henleaze?
The question is not clear as to the nature of the problems and if they are relate to conveyancing in Henleaze. Conveyancing searches and due diligence undertaken during the legal transfer of property are carried out to help avoid problems. As part of the process, a seller completes a document known as a SPIF. answers is incorrect, you may have a misrepresentation claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Henleaze.
Forgive me if this question is silly but I am new to the home buying as FTB of a ground floor flat in Henleaze. Do I pick up the keys to the premises on completion from my conveyancer? If this is the case, I will instruct a High Street conveyancing solicitor in Henleaze?
On the day of completion you will not be required to go to the conveyancers office in Henleaze. Conveyancing lawyers for you will electronically transfer the completion advance to the seller's lawyers, and once they have received this, you will be called to collect the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.
We had instructed conveyancers based in Henleaze on the TSB solicitor panel. They have just billed me a separate amount for dealing with the TSB mortgage. Is this an additional conveyancing fee set by TSB?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your conveyancing practitioner can levy a fee for this. The fee is not dictated by TSB but by your Henleaze solicitor. Plenty of firms on the TSB panel will charge ’dealing with mortgage’ fee and others do not.
I have instructed a Henleaze lawyer having made sure that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland 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 Henleaze postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Henleaze.
Are there restrictive covenants that are commonly identified during conveyancing in Henleaze?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Henleaze. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am buying my first flat in Henleaze with the aid of help to buy. The sellers refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not inform my solicitor about this side-deal as it may impact my loan with the bank. Is this normal?.
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.
We are a fortnight into a leasehold purchase having been recommend to conveyancers by the selling agent to handle our conveyancing in Henleaze. I am not happy. Can you you assist me in finding new lawyers?
They would need to be very bad in order to consider changing them. Has your loan offer been generated? If so you must make them aware of the new contact details and get the mortgage documents are re-issued. Your conveyancer should be on the lenders panel to avoid escalating fees and delays. So that should be your first question of the new solicitors. Our find a solicitor tool can help you find a bank approved solicitor for your conveyancing in Henleaze
I have just started marketing my garden apartment in Henleaze. Conveyancing lawyers have not yet been instructed, however I have just received a quarterly maintenance charge demand – what should I do?
It best that you clear the service charge as you normally would given that all ground rent and service invoices will be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I bought a leasehold flat in Henleaze, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Henleaze with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 yearly. The lease comes to an end on 21st October 2081
With just 55 years left to run the likely cost is going to be between £31,400 and £36,200 as well as professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.