My family lawyer has given a fee estimate £1400 for no move no fee conveyancing in Yate. I’m selling a newly refurbished house for £225,000. This appears overpriced. Is it in excess of what I should be paying for conveyancing in Yate?
The costs illustration is slightly on the expensive side. If you are willing to expend time contrasting prices you may be able to shave off some of the expense by perhaps £100 plus VAT. On the other hand, you maycome to rue opting for an a cheaper solicitor. Remember to enquire that the solicitor can represent your bank. Do make use of our search tool to find a Yate conveyancing firm on the banks approved list of lawyers which can often include conveyancing solicitors in Yate.
I require conveyancing for a flat in a relatively new development (6 years old) in Yate. The vast majority the properties are already disposed of. Do I need carry out the local searches for my conveyancing in Yate?
You are putting yourself at risk in not carrying out Yate conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would seriously advise in no uncertain terms that your solicitor conducts them. If timings and expenses are top of your issues you should discuss with your conveyancer about the options such as indemnity insurance available to you
I am the registered owner of a freehold house in Yate yet invoiced for rent, why is this and what is this?
It’s unusual for properties in Yate and has limited impact for conveyancing in Yate but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
Should our lawyer be asking questions concerning flooding during the conveyancing in Yate.
The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Yate. Plenty of people will purchase a house in Yate, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Solicitors are not best placed to give advice on flood risk, however there are a number of searches that may be initiated by the purchaser or by their lawyers which will figure out the risks in Yate. The standard completed inquiry forms given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the owner to find out whether the premises has suffered from flooding. In the event that the premises has been flooded in past which is not notified by the owner, then a buyer may bring a legal claim for losses stemming from an misleading reply. The buyer’s solicitors may also order an enviro report. This should reveal if there is a recorded flood risk. If so, more detailed inquiries should be carried out.
Despite weeks of looking the Title Certificate and documents to my home are lost. The conveyancers who conducted the conveyancing in Yate 4 years ago no longer exist. Will I be able to sell the house?
Assuming the title is registered the details of your proprietorship will be evidenced by HMLR with a Title Number. It is easy to execute a search at the Land Registry, locate your property and secure current copies of the property title for a small fee. If the title is Leasehold then the Land Registry will usually retain a file duplicate of the Registered Lease and again, a copy can be obtained for twenty pounds.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Yate is where the house is located. Can you shed any light on this issue?
Flying freeholds in Yate are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Yate you would need to get your solicitor to go through the deeds very carefully. Your lender 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 premises.