Just been in touch with my conveyancing lawyer in Henleaze who conducted the legals two years ago and wanted a conveyancing quote based on the same type of house sale & purchase (a leasehold property and a freehold property) of similar values with a home loan from The Royal Bank of Scotland. I am now being quoted twice the amount. Am I right to be tempted to shop around for an alternative property lawyer?
The estimate fees appear a bit high. If you are content to spend time scrutinising costs you could get the conveyancing a bit cheaper by say a hundred pounds. That being said, providing that you were pleased with the service the firm offered you mightlive to rue choosing an a cheaper lawyer. Don't forget to enquire the conveyancer can also act for The Royal Bank of Scotland. Do utilise our search tool to choose a Henleaze conveyancing firm on the The Royal Bank of Scotland conveyancing panel, which can often include conveyancing solicitors in Henleaze.
The Henleaze conveyancing lawyers that I appointed last week on my house acquisition in Henleaze have without warning closed. I chose them because I needed a lawyer on the Nottingham conveyancing panel and my preferred Henleaze lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What should be my next steps?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Nottingham conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
Should our solicitor be raising enquiries regarding flooding during the conveyancing in Henleaze.
Flooding is a growing risk for lawyers dealing with homes in Henleaze. There are those who purchase a property in Henleaze, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Solicitors are not qualified to impart advice on flood risk, however there are a various searches that can be carried out by the purchaser or by their solicitors which will give them a better understanding of the risks in Henleaze. The conventional set of information given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the owner to determine whether the premises has suffered from flooding. If the residence has been flooded in past which is not revealed by the owner, then a buyer may issue a legal claim for losses resulting from an misleading reply. A purchaser’s lawyers may also commission an enviro search. This should reveal whether there is any known flood risk. If so, further investigations will need to be made.
Are there restrictive covenants that are commonly identified as part of 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…’
About to purchase a new build apartment in Henleaze. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Henleaze
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I am 3 weeks into a leasehold purchase having been directed to a firm by the selling agent to handle our conveyancing in Henleaze. We are not happy. Can you help me find new lawyers?
A lawyer would need to be really poor to suggest changing them. Has the mortgage been generated? If so you will need to advise them of the replacement conveyancer and get the offer are issued to the new lawyers. Your new solicitor ideally needs to be on the banks panel to avoid added fees and complications. So that should be your starting point. Our search tool should help you find a bank approved lawyer for your home move in Henleaze