I require conveyancing for a flat in a relatively new development (6 years old) in Avonmouth. The vast majority the properties have already been occupied. Do I need carry out the conveyancing searches for my conveyancing in Avonmouth?

A big part of the Avonmouth conveyancing process is the conveyancing searches. There are numerous search providers who offer Avonmouth conveyancing searches, as well direct from the local authority. These are generally termed personal search providers due to them carrying out, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authority.

I am buying a 4 bedroom semi-detached house in Avonmouth. The intention is to an extension at the rear at the property.Will legal investigations on the property involve investigations to determine if these alterations were previously refused?

Your solicitor will review the registered title as conveyancing in Avonmouth can on occasion reveal restrictions in the title deeds which prevent certain alterations or need the permission of another owner. Some works require local authority planning permissions and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.

We have a mortgage agreed in principle with Coventry BS. Avonmouth conveyancing solicitors are selected. What is the average time that one could expect to receive a mortgage offer from Coventry BS?

Some lenders take longer than others. Have Coventry BS conducted the survey? Have you advised Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

The formalities of my remortgage has taken place for my property in Avonmouth. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I used Arc property Solicitors a few years past for my conveyancing in Avonmouth. Now, I need my files but cannot find the solicitor. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Avonmouth of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am purchasing my first flat in Avonmouth benefiting from help to buy. The sellers would not budge the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not disclose to my lawyer about the side-deal as it would affect my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Last June I purchased a leasehold property in Avonmouth. Do I have any liability for service charges for periods before completion of my purchase?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I acquired a split level flat in Avonmouth, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Avonmouth with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 per annum. The lease ceases on 21st October 2094

With only 69 years left to run the likely cost is going to be between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is 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 a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.