Am I correct in assuming that the fact that my conveyancer in Hamworthy is not listed on my mortgage company's solicitor panel that there is a problem with the quality of his work?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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 Hamworthy conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
Is it correct that all Hamworthy CQS (Conveyancing Quality Scheme) solicitors are on the Coventry BS conveyancing panel?
A selection of lenders now use CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
When it comes to lenders such as Aldermore, do Hamworthy property lawyers incur a fee to be on the conveyancing panel?
We are not aware of any lender fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
We had instructed conveyancing lawyers based in Hamworthy on the Kent Reliance solicitor approved list. They are now charging me an additional fee for the legal aspects of the Kent Reliance mortgage. Is this a supplemental conveyancing fee set by Kent Reliance?
Provided it is contained in their Terms of Engagement or Quote then yes your lawyer is entitled to charge a fee for this. This charge is not set by Kent Reliance but by your Hamworthy solicitor. Plenty of firms on the Kent Reliance panel will quote ’dealing with mortgage’ fee and others do not.
I am looking for a ground for flat up to £305k and found one round the corner in Hamworthy I like with a park and transport links nearby, however it only has 52 years unexpired on the lease. There is not much else in Hamworthy in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a home loan the shortness of the lease will likely be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you could 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 term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.
We are 18 days into a freehold purchase having been referred to conveyancers by the high street agent to do our conveyancing in Hamworthy. I am am extremely disappointed with the level of service. Could you you assist me in finding new solicitors?
They would need to be very bad in order to consider diss instructing them. Has your mortgage been generated? In the event that it has you need to inform them of the replacement lawyer and have the offer are issued to the new lawyers. The solicitor ideally should be on the lenders panel to avoid added charges and complications. So that should be your first question of the new solicitors. Our search tool will help you find a lender approved solicitor for your home move in Hamworthy
I have recently realised that I have Sixty One years remaining on my lease in Hamworthy. I now want to extend my lease but my landlord is can not be found. What options are available to me?
On the basis that you qualify, 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 enable the lease to be granted an extra 90 years by the Court. However, you will be required to prove that you or your lawyers have used your best endeavours to find the lessor. In some cases a specialist would be helpful to try and locate and prepare a report which can be used as proof that the freeholder is indeed missing. It is wise to seek advice from a solicitor in relation to investigating the landlord’s disappearance and the vesting order request to the County Court covering Hamworthy.
I own a 1st floor flat in Hamworthy, conveyancing formalities finalised 3 years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Hamworthy with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £45 per annum. The lease ends on 21st October 2087
With 62 years unexpired the likely cost is going to range between £17,100 and £19,800 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.
Our mortgage broker has recommended their lawyer for our conveyancing in Hamworthy - Surely it’s advisable to just use them?
It is worth checking if the estate agent is recommending a property lawyer or introducing to a property lawyer. There are plenty of Hamworthy estate agents who recommend two or three Hamworthy conveyancing firms purely based on those lawyers offering a great service.