Is the fact that my solicitor in Christchurch is not on my mortgage company's conveyancing panel that there is a problem with the quality of his work?
That would more than likely be a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. If you are concerned you should contact the Christchurch conveyancing practice and enquire why they are no longer on the approved list for your bank.
I am mortgaging my home in Christchurch, does my lawyer have to be on the Nationwide Solicitor panel?
In theory, you could use a solicitor that is not on the Nationwide conveyancing panel, but Nationwide would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
My bid for a property was accepted at auction in Christchurch. Conveyancing is required. What is next?
Now that you are to all intents and purposes signed on the dotted line you will need to instruct a conveyancing lawyer quickly as you are facing a tight a fixed date to complete the conveyancing. All auction property should have a corresponding auction set of papers. This should include the copy title deeds, local authority and drainage searches. In the case of leasehold property the conveyancing pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You must give this to the lawyer working for you at the earliest opportunity. You also need to ensure that your finances are in order to complete on the date specified in the contract.
Forgive me if this question is silly but I am unseasoned as FTB of a ground floor flat in Christchurch. Do I collect the keys to the property on the completion date from my solicitor? If so, I will find a High Street conveyancing solicitor in Christchurch?
On the day of completion you will not be required to attend the conveyancers office in Christchurch. Conveyancing lawyers for you will transfer the purchase money to the vendor’s solicitors, and once they have received this, you should be invited to pick up the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Christchurch solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Christchurch surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a quick, chain free conveyancing. Christchurch is the location of the property. Is there any advice you can impart?
Flying freeholds in Christchurch 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 Christchurch you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Christchurch may ascertain 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.
Jane (my partner) and I may need to let out our Christchurch garden flat temporarily due to a new job. We instructed a Christchurch conveyancing firm in 2001 but they have since shut and we did not have the foresight to seek any advice as to whether the lease allows us to sublet. How do we find out?
A lease governs relations between the landlord and you the leaseholder; in particular, it will indicate if subletting is prohibited, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Christchurch do not prevent an absolute prevention of subletting – such a provision would adversely affect the market value the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the sublease.
I bought a leasehold flat in Christchurch, conveyancing formalities finalised May 1999. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Christchurch with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 per annum. The lease terminates on 21st October 2092
With only 67 years remaining on your lease we estimate the price of your lease extension to be between £10,500 and £12,000 as well as costs.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. 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 take any other action placing reliance on this information before seeking the advice of a professional.
How much experience do your Christchurch conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Christchurch conveyancing lawyers help thousands of buyers move home every year and assisted plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Christchurch conveyancers have worked on recent similar cases.