This question may be naive but I am unexperienced as a 1st time buyer of a garden flat in Yate. Do I pick up the keys to the house on completion from my solicitor? If so, I will find a local conveyancing solicitor in Yate?
On the day of completion you do not need to go to the conveyancers office in Yate. Conveyancing lawyers for you will arrange to send the completion advance to the vendor’s lawyers, and once they have received this, you will be called to collect the keys from the Estate Agents and move into your new home. Usually this occurs early afternoon.
Please help - my lawyer says that lack of right of way insurance is necessary on my purchase. What is the level of cover for Yate conveyancing?
The appropriate level of lack of right of way indemnity insurance depends on your lender. It would differ for example between Barclays and Bank of Scotland. Conveyancing solicitors as opposed to borrowers take out such insurances.
The formalities of my purchase has taken place for my property in Yate. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Yesterday I discovered 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, no chain conveyancing. Yate is the location of the property. Can you offer any assistance?
Flying freeholds in Yate are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Yate you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Yate may decide 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.
Do I need to be suspicious by third parties that I am dealing with are recommending a national conveyancing firm as opposed to a local Yate conveyancing company?
As is the case with lots of professional services, often recommendations from relatives can be most helpful. But there are numerous players in a conveyancing transaction; estate agents, financial adviser and banks might all recommend lawyers to select. On occasion these conveyancers might be known to one of the organisations as being good in their field, but occasionally there behind the scenes commercial relationship behind the endorsement. You are free to select your own lawyer. You need to be aware that the majority of mortgage providers have an approved list of lawyers you are obliged to use for the mortgage related work in your conveyancing.
My husband and I are 14 days into a residential purchase having been recommend to solicitors by the selling agent to carry out the conveyancing in Yate. I am am extremely dissatisfied with the level of service. Could you help me find new solicitors?
They would have to be very bad in order to consider diss instructing them. Has your mortgage offer been generated? If so you need to make them aware of the new contact details and ensure the offer are re-issued. Your solicitor ideally needs to be on the mortgage company approved list to avoid supplemental fees and complications. That should be your starting point. The find a solicitor tool can help you find a bank approved solicitor for your home move in Yate
I own a leasehold house in Yate. Conveyancing and TSB mortgage organised. A letter has just been received from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Yate who previously acted has long since retired. Any advice?
The first thing you should do is contact the Land Registry to be sure that this person is in fact the new freeholder. You do not need to instruct a Yate conveyancing lawyer to do this as it can be done on-line for £3. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I bought a ground floor flat in Yate, conveyancing having been completed May 2011. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Yate with over 90 years remaining are worth £186,000. The ground rent is £55 invoiced every year. The lease runs out on 21st October 2078
You have 53 years remaining on your lease we estimate the price of your lease extension to range between £27,600 and £31,800 plus legals.
The figure above 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 tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.
Been reading online that Yate solicitors are more expensive than licensed conveyancers in Yate to use when purchasing a house. So is it better if I use a conveyancer or a solicitor if I am buying a house in Yate.
When it comes to conveyancing in Yate the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.