I am purchasing a property and the conveyancer has referenced Chancel Repair for which the house could be liable given it’s proximity to the area of such a church. He has recommended insurance. Is this really necessary for conveyancing in Keynsham

Unless a previous purchase of the premises took place after 12 October 2013 you may take it that solicitors conducting conveyancing in Keynsham to remain encouraging a chancel search and or chancel repair liability insurance.

I am buying my first flat in Keynsham benefiting from help to buy. The developers refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not disclose to my solicitor about this extras as it could put at risk my loan with the lender. Do I keep my lawyer in the dark?.

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.

I am looking for a ground for flat up to £235,500 and found one near me in Keynsham I like with a park and transport links nearby, however it only has 52 remaining years left on the lease. There is not much else in Keynsham in this price bracket, so just wondered if I would be making a grave error buying a short lease?

If you require a mortgage that many years may be an issue. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.

I am downsizing from my house. My former solicitors has retired. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Keynsham if that makes things easier.

Do use our search tool to help you choose a solicitor for your conveyancing in Keynsham. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.

In relation to leasehold conveyancing in Keynsham what are the most frequent lease problems?

There is nothing unique about leasehold conveyancing in Keynsham. Most leases are unique and drafting errors can result in certain provisions are erroneous. The following missing provisions could result in a defective lease:

Clauses dealing with recovering service charges for expenditure on the building or common parts. A provision to repair to or maintain elements of the building

A defective lease will likely cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, Coventry Building Society, and Aldermore all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the buyer to withdraw.

I inherited a leasehold flat in Keynsham, conveyancing was carried out in 1997. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Keynsham with a long lease are worth £260,000. The ground rent is £50 invoiced annually. The lease ends on 21st October 2100

With just 75 years left to run the likely cost is going to span between £8,600 and £9,800 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.