I am need of leasehold conveyancing for a flat in a fairly new development (6 years old) in Bristol. Almost all the appartments have already been disposed of. Is it strictly necessary to order local searches as part of conveyancing in Bristol?

Conveyancing Searches are a critical link in the Bristol conveyancing process. There are hundreds search providers who offer Bristol conveyancing searches, as well direct from the local authority. These are generally termed personal search providers due to them carrying out, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must obtain their data from the local authoritative source.

Can you explain why leasehold purchase conveyancing in Bristol is more expensive?

Bristol leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.

I have been recommended a conveyancing solicitor in Bristol. I need to find out whether they are on the Godiva Mortgages Ltd approved list of lawyers. Can you assist?

The first thing you should do is e-mail the solicitor and enquire if they are on the lender panel. Alternatively you should call Godiva Mortgages Ltd who may be able to assist.

Am I right to be concerned about estate agents that I am dealing with are encouraging me to use a nationwide conveyancing firm as opposed to a local Bristol conveyancing firm?

As is the case with many professional services, often suggestions from family and friends can be worth their weight in gold. Nevertheless there are many people with a keen interest in a conveyancing deal; estate agents, mortgage brokers and lenders may suggest solicitors to select. On occasion these solicitors might be known to one of the organisations as one of the best in their field, but sometimes there exists a financial incentive behind the endorsement. You have the right to select your own lawyer. You need to be aware that the majority of lenders operate an approved list of conveyancers you are obliged to use for the lender aspect of your transaction.

I own a leasehold flat in Bristol. Conveyancing and TSB mortgage are in place. I have received a letter from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Bristol who previously acted has long since retired. What should I do?

First contact HMLR to make sure that this person is in fact the registered owner of the freehold reversion. There is no need to incur the fees of a Bristol conveyancing practitioner to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Bristol Leasehold Conveyancing - Examples of Questions you should consider before buying

You should be aware that where the lease has less than 80 years it will have adverse implications on the value of the flat. It is worth checking with your lender that they are content with remaining years on the lease. Leases with fewer than 80 years remaining means that you will probably require a lease extension sooner rather than later and it is worth discovering how much this would cost. Remember, in most cases you will be required to have owned the premises for a couple of years in order to be legally able to extend the lease. It would be a good idea to investigate if there is anything that is prohibited in the lease. For instance it is reasonably common in Bristol leases that pets are not permitted in in a block in Bristol. If you like the flatin Bristol however your cat is not allowed to live with you then you have a very hard compromise. Who manages the block?