Do the conveyancing practitioners that are recommend conduct auction conveyancing in Shirehampton?
There are a few auction lawyers we can put you in touch with those who can conduct auction conveyancing. Shirehampton is one of our locations where our lawyers are based.
As a novice what is the most important number one tip you can give me concerning purchase conveyancing in Shirehampton?
Not many law firms or advisers will tell you this but conveyancing in Shirehampton and elsewhere in Bristol is an adversarial experience. Put another way, when it comes to conveyancing there exists an abundance of opportunity for conflict between you and other parties involved in the ownership transfer. For example, the vendor, estate agent and sometimes a bank. Choosing a solicitor for your conveyancing in Shirehampton should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the process whose role it is to look after your legal interests and to protect you.
Every so often a third party with a vested interest may attempt to convince you that it is in your interests to do things their way. For instance, the selling agent may claim to be helping by claiming that your solicitor is dragging his heels. Or your financial adviser may try to convince you to do something that is contrary to your lawyers recommendation. You should always trust your lawyer above all other parties in the home moving process.
is it true that all Shirehampton conveyancing solicitors on the Bank of Ireland conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Bank of Ireland conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. The majority of lenders do allow licenced conveyancers on their panel in which case such practice would be overseen by the CLC.
I am buying a property in Shirehampton. One unusual aspect is that the roof has a solar panel. Co-operative have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Co-operative your lawyer must follow the conveyancing requirements contained in Section 2 of UK Finance Lenders’ Handbook for Co-operative. The CML Handbook includes minimum provisions for solar panel roof-space leases, and lawyers are required to report to Co-operative where a lease does not satisfy these specifications. The conditions relate to the installation of panels on properties nationwide and is not restricted to Shirehampton.
I am selling my flat. I had a double glazing fitted in June 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, HSBC are being a right pain. The Shirehampton solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Do commercial conveyancing searches disclose impending roadworks that may affect a commercial site in Shirehampton?
Its becoming the norm that commercial conveyancing solicitors in Shirehampton will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Shirehampton. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Shirehampton.
For every commercial conveyancing transaction in Shirehampton it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Shirehampton commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Shirehampton.
I have been on the look out for a leasehold apartment up to £235,500 and identified one close by in Shirehampton I like with open areas and railway links in the vicinity, the downside is that it only has 51 years unexpired on the lease. I can't really find anything else in Shirehampton for this price, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a home loan the remaining unexpired lease term will likely be problematic. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.
I have just started marketing my basement apartment in Shirehampton. Conveyancing solicitors are to be appointed soon, but I have recently had a quarterly service charge invoice – what should I do?
The sensible thing to do is clear the maintenance contribution as usual as all ground rent and service invoices will be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless 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 inherited a ground floor flat in Shirehampton, conveyancing was carried out 10 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Shirehampton with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 yearly. The lease ceases on 21st October 2088
With only 62 years left to run we estimate the premium for your lease extension to range between £17,100 and £19,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.