Having been recommended your web site we were going to use a conveyancing solicitor in Henleaze found by you but stumbled across alternative fee calculations on the internet look cheaper – why is this?
There are a variety of conveyancers advertising what appear to be cut price. We suggest that you think long and hard as to how important this transaction is to you that want to take 'cheap' risks over the quality of the legal work. Some hide additional charges well inside the terms of engagement. The law firms that we list for conveyancing in Henleaze will notdo this.
We are looking to buy a property and need a conveyancing solicitor in Henleaze who is on the UBS solicitor panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Henleaze.
There is lots of here concerning conveyancing in Henleaze but can you isolate your top tip for choosing the right conveyancer in Henleaze
We would encourage you not to base your choice on the lowest Henleaze conveyancing quote. 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.
I'm the sole beneficiary of my late father’s estate and I have everything in my name now, including the my former home in Henleaze. The Henleaze property was put into my name in June. I want to move. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship may be treated the same way as though I had purchased the property in June. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How practical a view mortgage companies take of it, depend on the bank as this obligation is chiefly there to capture the purchase and immediately sell or the wholesaling and assigning of properties.
Is it the case that all Henleaze solicitors on the Bank of Ireland conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Bank of Ireland approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. The majority of lenders do permit licenced conveyancers on their panel and in that case the practice would be governed by the Council of Licensed Conveyancers.
Have completed on a a terraced house in Henleaze , how long will it take for the Land Registry to deal with the formalities evidencing my proprietorship? My Henleaze conveyancing solicitor works at snail pace, so I want to check that my ownership is recorded.
As far as conveyancing in Henleaze registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can differ according to who lodges the application, whether it is in order and if the Land registry must send notices to any interested persons or bodies. As of today roughly three quarters of submission are fully dealt with within two weeks but occasionally there can be extensive delays. Historically registration occurs after the buyer has moved in to the property so 'speed' is not typically top priority but where it is urgent that the the registration takes place urgently then you or your lawyers can communicate with the Registry to express the reasoning for the application to be prioritised.
I have just appointed agents to market my garden apartment in Henleaze. Conveyancing is yet to be initiated, but I have just received a yearly maintenance charge demand – Do I pay up?
The sensible thing to do is pay the service charge as normal given that all ground rent and service invoices should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice 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. This will smooth the conveyancing process.
I bought a ground floor flat in Henleaze, conveyancing having been completed 3 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Henleaze with an extended lease are worth £265,000. The ground rent is £50 levied per year. The lease comes to an end on 21st October 2100
You have 75 years unexpired we estimate the price of your lease extension to span between £8,600 and £9,800 as well as legals.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.
I happen to be an executor of my recently deceased mum’s Will, with a property in Henleaze which is to be sold. The property has never been registered at the Land Registry and I'm advised that many EAs will insist that it is in place before they will proceed. What's the procedure for this?
In the circumstances that you have set out it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.