The mortgage agreement from HSBC for the remortgage of my 2 bedroom flat is to be issued within the next few days. Can you propose a cheap conveyancing practitioner in Keynsham?
You have arrived at the wrong site to search for the lowest fares for conveyancing solicitors in Keynsham. We can offer you excellent value conveyancing but our intention is not to advertise as being the cheapest. Do not be seduced by brokers teasing you with £99 conveyancing in Keynsham. Optimistically, in deciding on low cost conveyancing, you will receive what you pay for and at worst it will result in you spending a lot in additional fees and still not receive the service you were looking for.
We just had an offer accepted to purchase with Melton Mowbray Building Society. We have called around locally yet am unable to find a Keynsham conveyancing firm on the Melton Mowbray Building Society approved list. Can you assist?
Please do take advantage of the find a lender approved solicitor tool on this page. Please choose the mortgage company and type Keynsham or your preferred area and you will discover a number of lawyer offices in Keynsham or nearest you.
I am helping my niece sell her flat in Keynsham. Will the conveyancing solicitor commission an EPC or it is for the seller to coordinate?
After the abolition of HIPs, energy assessments was maintained a required part of selling a house. An energy performance certificate should be commissioned in advance of the property being advertised. It is not as aspect of the sale process that lawyers ordinarily arrange. Where you are using a Keynsham conveyancing practitioner they may be able to arrange energy performance certificates given their contacts with reputable Keynsham providers
Have just purchased a probate house at auction in Keynsham. Conveyancing is needed. What are my next steps?
Now that you are exchanged you must instruct a conveyancing solicitor soon as you now have a pending a fixed date to complete the transaction. An auction property will ordinarily have an associated legal pack. This should include evidence of title and search results. If you have purchased leasehold property the legal papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You must pass this on to your appointed conveyancing solicitor as soon as possible. You also need to ensure that that you have the requisite funding in place to complete on the on the contractual date .
We were going to get a OIP from UBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any Keynsham solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Keynsham solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
How does conveyancing in Keynsham differ for new build properties?
Most buyers of new build property in Keynsham contact us having been asked by the developer to sign contracts and commit to the purchase even before the house is constructed. This is because new home sellers in Keynsham tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Keynsham or who has acted in the same development.
I opted to have a survey carried out on a property in Keynsham in advance of appointing lawyers. I have been informed that there is a flying freehold element to the property. Our surveyor has said that some lenders will refuse to grant a loan on such a home.
It varies from the lender to lender. HSBC has different instructions for example to Halifax. Should you wish to telephone us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Keynsham. Conveyancing may be slightly more expensive based on your lender's requirements.
I work for a long established estate agent office in Keynsham where we have experienced a few leasehold sales jeopardised due to leases having less than 80 years remaining. I have been given inconsistent advice from local Keynsham conveyancing solicitors. Can you clarify whether the vendor of a flat can commence the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I am the registered owner of a leasehold flat in Keynsham, conveyancing was carried out in 2007. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Keynsham with over 90 years remaining are worth £179,000. The ground rent is £65 per annum. The lease ceases on 21st October 2082
With just 57 years unexpired we estimate the premium for your lease extension to span between £26,600 and £30,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.