Me and my partner are purchasing a apartment in Shirehampton. I might seem paranoid but how we can trust a lawyer? On completion day we have to deposit funds into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Completion of my remortgage has taken place for my property in Shirehampton. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I can not work out if my lender requires a lease extension. I have called my Shirehampton bank branch on numerous occasions and was told it does not impact the mortgage offer and they would lend. My Shirehampton conveyancing solicitor - who is on the bank conveyancing panel- called and was told they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

As long as the conveyancer is on the mortgage company approved list, they must follow the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Do commercial conveyancing searches reveal impending roadworks that could impact a commercial estate in Shirehampton?

Its becoming the norm that commercial conveyancing solicitors in Shirehampton will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating 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 result in delays to Shirehampton commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Shirehampton.

I have recentlyfound out that Action Conveyancing have closed. They conducted my conveyancing in Shirehampton for a purchase of a leasehold apartment 12 months ago. How can I establish that my home is not still registered in the name of the former proprietor?

The quickest method to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Shirehampton conveyancing specialists.

The estate agent has sent us the confirmation of our purchase of a new build flat in Shirehampton. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Shirehampton

Please confirm the Lease plans are surveyor prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. 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.

Due to exchange soon on a garden flat in Shirehampton. Conveyancing lawyers assured me that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Shirehampton should include some of the following:

You should be sent a copy of the lease How long the lease is. You should be advised as what happens when the lease ends, and aware of the importance of not letting the lease term falling below eighty years Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Setting out your legal entitlements in relation to the communal areas in the building.By way of example, does the lease provide for a right of way over an accessway or staircase?

I inherited a 1st floor flat in Shirehampton, conveyancing formalities finalised in 2002. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Shirehampton with over 90 years remaining are worth £260,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease terminates on 21st October 2100

With 74 years remaining on your lease we estimate the premium for your lease extension to span between £8,600 and £9,800 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.