We are expecting a mortgage offer soon. The lender mentioned the mortgage came with free conveyancing. Does this mean I have to appoint their panel solicitor as I would much rather appoint a Shirehampton based conveyancing firm?
You should check but the the likelihood is that appoint one of their panel lawyers if you accept the "fee-free" deal. Speak to the bank to see if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Shirehampton.
Will my solicitor be making enquiries regarding flooding during the conveyancing in Shirehampton.
Flooding is a growing risk for lawyers carrying out conveyancing in Shirehampton. There are those who acquire a property in Shirehampton, completely 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 get a mortgage, satisfactory insurance cover, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, but there are a number of checks that may be carried out by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Shirehampton. The conventional set of information given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the seller to determine whether the property has historically flooded. If the residence has been flooded in past which is not disclosed by the seller, then a buyer could issue a compensation claim as a result of such an misleading reply. A purchaser’s conveyancers may also conduct an enviro report. This should reveal whether there is a recorded flood risk. If so, further inquiries will need to be carried out.
I am buying a new build flat in Shirehampton. Conveyancing is daunting 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 legal work.
Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Shirehampton
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan. 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. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are architect prepared.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Shirehampton is where the house is located. Is there any advice you can impart?
Flying freeholds in Shirehampton are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Shirehampton you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shirehampton 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 residence.
I have been sourcing a conveyancing lawyer in Shirehampton for my purchase. Can I review a solicitor's complaints history with the profession’s regulator?
You can search for presented Solicitor Regulator Association (SRA) decisions arising from inquisitions commenced on or after Jan 2008. Visit Check a solicitor's record. To find information Pre 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The SRA could recorded call for training purposes.
I purchased a house in Shirehampton last 5/4/2024 and to date it is still not registered with the Land Registry. It was part of a development site and my lawyer told me that it can take one year to complete the registration formalities. I have called HM Land Registry directly and they have informed me the initial application was cancelled due to failure to reply to requisitions. What can I do?
Call your solicitor - if you are not getting sensible responses, find out about their firm’s complaints process and escalate your concerns to a Complaints Manager. Registrations for Shirehampton conveyancing are not known to be significantly delayed.