Is the fact that my solicitor in Hanham is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of her conveyancing?
That would most likely be an incorrect assumption to make. There are plenty of reasonable 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 solicitor 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 Hanham conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
We are about to exchange contracts for a freehold house in Hanham. We encountered a stumbling block. The mortgage offer with Coventry Building Society runs out on 13/11/2025 but the sellers are suggesting a completion date of 17/11/2025. Can one extend the loan expiry date?
The best person to deal with your question is your solicitors who is in a position to assess if he or she is better off negotiating with the mortgage company, owner’s solicitors, property agents or possibly all parties given the circumstances your conveyancing as of today.
We wanted to use a property lawyer in Hanham for our home move. Our financial adviser has since notified us that our bank Lloyds TSB Bank won't deal with them. Why is this not regarded as unduly restrictive?
Lenders normally restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. Typical examples of such criteria being that a law practice must have two or more partners. As well as restricting the profile of firm, a few banks have limited the number of firms they permit to represent them. You should note that Lloyds TSB Bank have no responsibility for the quality of advice provided by any member of Lloyds TSB Bank Conveyancer Panel. Mortgage fraud was a key driver in the reduction of solicitor panels since 2008 even though there are differing views regarding the level of solicitor involvement in some of that fraud. Data from the Land Registry reveal that thousands of law firms, including some in or near Hanham only perform one or two conveyances per annum.
I have a terraced Georgian property in Hanham. Conveyancing practitioner acted for me and Chelsea Building Society. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold under the exact same property. I'd like to know for sure, how can I find out??
You should assess 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 Hanham 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 buyers. You can also question the position with your conveyancing lawyer who carried out the work.
Just had an offer accepted on a new build apartment in Hanham. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Hanham
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I today plan to offer on a house that appears to tick a lot of boxes, at a great figure which is making it all the more appealing. I have since discovered that the title is leasehold rather than freehold. I am assuming that there are issues buying a house with a leasehold title in Hanham. Conveyancing solicitors have not yet been instructed. Will my lawyers set out the implications of buying a leasehold house in Hanham ?
The majority of houses in Hanham are freehold rather than leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can assist with the conveyancing process. It is clear that you are buying in Hanham in which case you should be looking for a Hanham conveyancing solicitor and check that they have experience in advising on leasehold houses. First you will need to check the unexpired lease term. As a tenant you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example obtaining the freeholder’spermission to carry out alterations. You may also be required to pay a service charge towards the maintenance of the estate where the house is located on an estate. Your conveyancer should appraise you on the various issues.
Hanham Leasehold Conveyancing - Examples of Questions you should ask before Purchasing
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What is the the remaining lease term? For most Hanham leaseholds the cost for major works are not incorporated into the service charges, albeit that some managing agents in Hanham obliged tenants to pay into a reserve fund and this is used to offset against larger works. The best form of lease arrangement is if the freehold title is in the ownership of the leaseholders. In this scenario the tenants benefit from control and even though a managing agent is usually retained if it is bigger than a house conversion, the managing agent is directed by the tenants.