We were about to choose a conveyancing solicitor in Hotwells recommended on your site but have come across some other fee calculations on the internet appear less expensive – why is this?
You can find hundreds of conveyancing companies marketing theoretically looks to be very low prices. Our advice is to think long and hard about how much you respect your own move to you are willing to take 'cheap' risks with regard to the quality of the legal work. Some embed extras deep into the terms of engagement. The law firms that we put forward for conveyancing in Hotwells neverdo this.
It is 10 years ago since I purchased my house in Hotwells. Conveyancing solicitors have recently been appointed on the sale but I can't locate the title documents. Is this a problem?
Don’t worry too much. Firstly there is a possibility that the deeds will be retained by the lender or they could still be with the solicitor who handled the purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining current official copies of the land registers. Nearly all conveyancing in Hotwells involves registered property but in the rare situation where your property is not registered it is more tricky but is resolvable.
Will our lawyer be making enquiries regarding flooding as part of the conveyancing in Hotwells.
Flooding is a growing risk for solicitors dealing with homes in Hotwells. There are those who acquire a property in Hotwells, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. 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, but there are a various checks that can be initiated by the purchaser or on a buyer’s behalf which should figure out the risks in Hotwells. The standard property information forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a usual question of the seller to determine whether the property has ever been flooded. In the event that the property has been flooded in past and is not revealed by the vendor, then a purchaser may bring a legal claim for losses stemming from an incorrect reply. A buyer’s solicitors should also carry out an enviro search. This should higlight whether there is any known flood risk. If so, additional investigations should be initiated.
Just bought a detached house in Hotwells , how long will it take for the Land Registry to deal with the formalities evidencing my ownership? My Hotwells conveyancing solicitor has been painfully slow, so I want to be sure the registration is dealt with.
There is nothing unique when it comes to conveyancing in Hotwells registration formalities. As opposed to being determined by geographic area, timeframes can differ subject to who lodges the application, whether there are errors and whether the Land registry communicate with any interested persons or bodies. As of today in the region of three quarters of such applications are fully dealt with within two weeks but occasionally there can be longer hold-ups. Registration takes place after the buyer has moved in to the premises therefore 'speed' is not always an essential issue yet where there is a degree of urgency associated with the registration then you or your conveyancer could contact the land registry and explain the circumstances.
Due to the encouragement of my in-laws I had a survey completed on a house in Hotwells prior to instructing lawyers. I have been advised that there is a flying freehold overhang to the property. Our surveyor advised that some banks tend refuse to grant a loan on such a house.
It varies from the lender to lender. Santander has different requirements from Halifax. If you contact us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Hotwells. Conveyancing may be slightly more expensive based on your lender's requirements.
What advice can you give us when it comes to appointing a Hotwells conveyancing firm to carry out our lease extension conveyancing?
When appointing a property lawyer for your lease extension (regardless if they are a Hotwells conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with two or three firms including non Hotwells conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:
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If they are not ALEP accredited then why not?
I acquired a 2 bed flat in Hotwells, conveyancing having been completed in 1999. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Hotwells with a long lease are worth £176,000. The ground rent is £50 charged once a year. The lease ends on 21st October 2074
With just 50 years left to run the likely cost is going to range between £31,400 and £36,200 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.