Is the fact that my conveyancer in Andover is not on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Andover conveyancing practice and enquire why they are no longer on the approved list for your bank.
I require conveyancing for a flat in a relatively new development (seven years built) in Andover. Almost all the properties are already sold. Do I need carry out the neighbourhood searches for my conveyancing in Andover?
A big part of the Andover conveyancing process is the conveyancing searches. There are a large number of companies delivering Andover conveyancing searches, as well straight from the local authority. These are usually referred to as personal search providers and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must obtain their information from the local authority.
Various web forums that I have come across warn that are the main cause of obstruction in Andover house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not feature within the most frequent causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any holding up conveyancing in Andover.
My wife and I purchased a renovated Georgian property in Andover. Conveyancing solicitor acted for me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold under the exact same property. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Andover and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with your conveyancing solicitor who completed the work.
I am looking for a leasehold apartment up to £305k and identified one close by in Andover I like with amenity areas and transport links in the vicinity, however it's only got 49 years unexpired on the lease. I can't really find anything else in Andover in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a mortgage the remaining unexpired lease term will be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.
If instructed can a conveyancer remove a name from the title of my property in Andover ?
Removing or adding someone to the title of your property is relatively straightforward. You’ll need to appoint a conveyancer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a conveyancer