I am in the process of selling my maisonette in Chandlers Ford and the EA has just e-mailed to advise that the purchasers are changing their property lawyer. The reason given is that the lender will only deal with property lawyers on their conveyancing panel. On what basis would a big named mortgage company only work with certain lawyers rather the firm that they want to appoint to handle their conveyancing in Chandlers Ford ?
Banks have always had an approved set of law firms that can act for them, but in the last few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.
Banks point to the increase in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any impact on this.
The Chandlers Ford conveyancing firm handling our Chandlers Ford conveyancing has identified a discrepancy between the assumptions in the valuation survey and what is revealed within the legal papers for the property. My solicitor informs me that he needs to ensure that the bank is OK with this discrepancy and is content to go ahead. Is my conveyancer’s stance appropriate?
Your solicitor must comply with the UK Finance Lenders’ Handbook requirements 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 you.
We are buying a house and the solicitor has raised the issue of Chancel Repair to which the property may be obligated to pay given it’s proximity to the area of such a church. She has recommended insurance. Is this really required for conveyancing in Chandlers Ford
Unless a previous purchase of the house completed after 12 October 2013 you can expect conveyancing practitioners handling conveyancing in Chandlers Ford to continue to suggest a chancel search and or insurance against a claim.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Chandlers Ford is where the house is located. Is there any guidance you can give?
Flying freeholds in Chandlers Ford are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Chandlers Ford you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Chandlers Ford may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Are there any apps to assist me to search for a Chandlers Ford law firm on the Bank of Ireland conveyancing panel? I am a keen cyclist and am willing to travel upto 20kilometers to meet the solicitor.
You can use the tool on this website. Please choose the bank and your location and you will see a number of Chandlers Ford conveyancing lawyers locally. We have listed some Chandlers Ford conveyancing firms at the bottom of this page and you can contact them to verify if they are on the Bank of Ireland member panel
My partner and I may need to let out our Chandlers Ford garden flat temporarily due to taking a sabbatical. We instructed a Chandlers Ford conveyancing firm in 2002 but they have since shut and we did not think at the time get any guidance as to whether the lease permits subletting. How do we find out?
Notwithstanding that your last Chandlers Ford conveyancing solicitor is no longer available you can review your lease to see if it allows you to sublet the apartment. The accepted inference is that if the deeds are silent, subletting is permitted. There may be a precondition that you are obliged to obtain consent via your landlord or some other party before subletting. This means that you cannot sublet without first obtaining permission. Such consent should not be unreasonably withheld. If your lease prohibits you from letting out the property you should ask your landlord if they are willing to waive this restriction.
I acquired a ground floor flat in Chandlers Ford, conveyancing was carried out in 2009. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Chandlers Ford with over 90 years remaining are worth £192,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease finishes on 21st October 2078
With just 54 years left to run the likely cost is going to be between £32,300 and £37,400 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.