My bid for a property was accepted at auction in Bath. Conveyancing is necessary. What is next?

Now that you are exchanged you now have to appoint a conveyancing lawyer soon as you are faced with a tight a drop dead date to complete the transaction. Every auction property will ordinarily have a corresponding auction set of papers. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the conveyancing pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You must pass this on to the lawyer working for you as soon as possible. Do make sure that you have funds in order to complete the transaction on the set completion date.

The formalities of my remortgage has taken place for my property in Bath. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services 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 was told two weeks ago that my mortgage has been agreed to by Co-operative. Is it usual for Co-operative to only issue the offer once my solicitor in Bath is approved on their conveyancing panel? Co-operative have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.

I was recommended by a couple of local estate agents in Bath to locate a solicitor using your seach tool. Is there a financial inducement for Estate Agents to promote your services over and above a competitor’s?

We don’t offer any commission for sending work in our direction. We thought it would be too underhand a fee because members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.

My husband and I are novice buyers - agreed a price, yet the property agent advised that the seller will only move forward if we appoint their preferred solicitors as they want an ‘expedited deal’. My instinct tells me that we should use a local solicitor accustomed to conveyancing in Bath

It is unlikely the vendors are behind this. If they require ‘a quick sale', taking such a hostile approach to a motivated buyer is is going to put the whole deal at risk. Avoid the agents and go straight to the sellers and make sure they understand (a)you are motivated purchasers (b)you are ready to progress, with finances arranged © you are unencumbered (d) you wish to move quickly (e)however you will continue to appoint your own,trusted Bath conveyancing solicitors - rather thanthose that will provide their negotiator at the agency a kickback or meet his conveyancing targets demanded by HQ.

I have recently realised that I have 62 years remaining on my flat in Bath. I now want to extend my lease but my freeholder is missing. What should I do?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to demonstrate that you have used your best endeavours to locate the freeholder. For most situations a specialist would be useful to conduct investigations and prepare a report which can be accepted by the court as proof that the landlord can not be located. It is advisable to get professional help from a property lawyer both on investigating the landlord’s disappearance and the application to the County Court overseeing Bath.

I acquired a studio flat in Bath, conveyancing having been completed in 2010. Can you work out an approximate cost of a lease extension? Corresponding properties in Bath with an extended lease are worth £191,000. The ground rent is £55 invoiced annually. The lease ceases on 21st October 2078

With just 54 years unexpired we estimate the price of your lease extension to be between £32,300 and £37,400 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.

How do I find the right lawyer for my conveyancing in Bath ?

Option 1 is to ask the people you trust they would would instruct. Second, use a search tool on the internet for conveyancing in Bath. Phone two or three from the list and ask them to email you their conveyancing fees and discuss your needs with the solicitor who will conduct your conveyancing before you make your decision. Third is to use our search tool to assist you in finding the right lawyers for you based on your unique factors including location,speed, complexity and who the proposed lender is.Do not be fooled by £99 conveyancing solicitors in Bath