Me and my fiance are buying a 2 bedroom flat in Hanham with a mortgage. We wish to retain our Hanham solicitor, however the bank says she’s not on their "panel". We have to appoint one of the bank panel firms or keep our Hanham conveyancer as well as pay for one of their panel firms to act for them. This feels very unfair; are we not able to insist that the mortgage company use our Hanham property lawyer ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Hanham conveyancing solicitor to apply to be on the conveyancing panel.
We are planning to move property in September. Does my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you put forward a removal company in Hanham. Conveyancing firm was organised prior to coming across this site.
On the afternoon of completion you will need to pick up the keys from your selling agent but this should only occur when the previous owners conveyancers inform the agent that the monies to complete are in and the keys can be released. You will need to inform the removal company that you are ready to move in. As a matter of policy we do not suggest a particular removal company but can assist you in locating a residential property solicitor in Hanham or a solicitor with expertise in conveyancing in Hanham.
We have a mortgage agreed in principle with Lloyds. Hanham conveyancing solicitors are instructed. What is the average time that one could expect to receive a mortgage offer from Lloyds?
There is no definitive answer here. Have Lloyds conducted the valuation? Have you informed Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have decided to exercise my right to buy my property in Hanham off the council. I have a mortgage agreed with Coventry BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
How does conveyancing in Hanham differ for new build properties?
Most buyers of new build premises in Hanham come to us having been asked by the developer to sign contracts and commit to the purchase even before the house is finished. This is because house builders in Hanham tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Hanham or who has acted in the same development.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a quick, no chain conveyancing. Hanham is where the house is located. Can you offer any advice?
Flying freeholds in Hanham are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hanham you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hanham 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.
How do I use your search app to choose a conveyancing practitioner in Hanham on the approved list for my mortgage?
Step one is to select a mortgage company such as Halifax, The Mortgage Works or Aldermore then choose your preferred area a common one being Hanham. Conveyancing firms in Hanham and further afield should be shown.
I have just appointed agents to market my ground floor flat in Hanham. Conveyancing has not commenced, however I have recently received a half-yearly service charge invoice – should I leave it to the buyer to sort out?
It best that you discharge the maintenance contribution as usual given that all rents and service charges will be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I bought a garden flat in Hanham, conveyancing having been completed 5 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Hanham with a long lease are worth £222,000. The ground rent is £50 yearly. The lease comes to an end on 21st October 2096
You have 71 years remaining on your lease we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and clearly you should 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.