How up to date is your database of Long Ashton solicitors on the TSB conveyancing panel? Do TSB send you an updated list?
Long Ashton conveyancing firms themselves provide us confirmation that they are on the TSB conveyancing panel as opposed to being supplied with a list from TSB directly.
Forgive me if this question is silly but I am unexperienced as a first time buyer of a garden flat in Long Ashton. Do I receive the keys to the house on completion from my conveyancer? If so, I will instruct a High Street conveyancing solicitor in Long Ashton?
On the day of completion you will not be required to attend the conveyancers office in Long Ashton. Your solicitors will arrange to send the completion advance to the vendor’s lawyers, and shortly after the monies have arrived, you should be invited to receive the keys from the property Agents and move into your new home. Usually this happens early afternoon.
I am purchasing a 3 bedroom semi in Long Ashton. Our aim is to an extension at the rear at the house.Will the conveyancing process include enquiries to determine if these alterations were previously refused?
Your conveyancer will review the deeds as conveyancing in Long Ashton will occasionally reveal restrictions in the title deeds which prevent categories of works or require the consent of another owner. Certain additions require local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
I am buying a property in Long Ashton. One unusual aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Coventry BS your lawyer must comply with the formal requirements outlined in Section two of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook sets out minimum requirements for solar panel roof-space leases, and lawyers are required to report to Coventry BS where a lease fails to comply with these provisions. The conditions relate to the installation of panels on properties nationwide and is not limited to Long Ashton.
2 months have gone by following my purchase conveyancing in Long Ashton concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Long Ashton is where the house is located. Can you shed any light on this issue?
Flying freeholds in Long Ashton are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Long Ashton you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Long Ashton may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My father-in-law has encouraged me to appoint his lawyers for conveyancing in Long Ashton. Should I use them?
Much as we are happy to recommend a Long Ashton conveyancing lawyer it’s preferable to choose a conveyancing lawyer is to seek guidance from friends or relatives who have actually used the solicitor that you are considering.
What advice can you give us when it comes to choosing a Long Ashton conveyancing firm to deal with our lease extension?
When appointing a property lawyer for your lease extension (regardless if they are a Long Ashton conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with several firms including non Long Ashton conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be of use:
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Can they put you in touch with clients in Long Ashton who can give a testimonial? How many lease extensions have they completed in Long Ashton in the last twenty four months?
I bought a ground floor flat in Long Ashton, conveyancing formalities finalised 7 years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Long Ashton with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £45 yearly. The lease ends on 21st October 2087
With only 62 years unexpired the likely cost is going to be between £17,100 and £19,800 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.