Our Bishopston lawyer has spotted an inconsistency between the surveyor’s assumptions in the home valuation survey and what is revealed within the conveyancing documents. My lawyer has advised that he is duty bound to check that the lender is OK with this discrepancy and is content to go ahead. Is my conveyancer’s stance right?

Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

About to purchase a new build apartment in Bishopston. 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.

Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Bishopston

Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are architect prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I opted to have a survey done on a house in Bishopston ahead of instructing lawyers. I have been advised that there is a flying freehold element to the property. The surveyor has said that some mortgage companies tend refuse to issue a loan on such a home.

It varies from the lender to lender. Santander has different instructions from Birmingham Midshires. Should you wish to call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Bishopston. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bishopston to see if the conveyancing costs will increase in light of this.

I am looking at a two apartments in Bishopston which have about forty five years left on the lease term. Should I regard a short lease as a deal breaker?

There are plenty of short leases in Bishopston. The lease is a legal document that entitles you to use the property for a period of time. As the lease gets shorter the value of the lease decreases and results in it becoming more costly to acquire a lease extension. For this reason it is often a good idea to increase the term of the lease. More often than not it is difficulties arise selling premises with a short lease because mortgage companies less inclined to grant a loan on properties of this type. Lease extension can be a protracted process. We recommend you get professional assistance from a solicitor and surveyor with experience in this field.

I purchased a 1 bedroom flat in Bishopston, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Bishopston with over 90 years remaining are worth £171,000. The ground rent is £50 charged once a year. The lease comes to an end on 21st October 2104

With just 79 years left to run the likely cost is going to be between £8,600 and £9,800 as well as costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.

A licensed conveyancer handled my conveyancing in Bishopston half a dozen years ago and was holding my deeds but has now closed – What steps do I now take to retreive them?

Deeds, as such, no longer exist as most homes in Bishopston are recorded digitally at Land Registry. Where you need to show ownership or are disposing of or refinancing your conveyancer should obtain up to date copies of the register from the Land Registry in any case.

If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.