I am progressing with the sale of my maisonette in Havant and the estate agent has just text me to warn that the purchasers are switching conveyancer. I am told that this is due to the fact that the lender will only engage with property lawyers on their approved list. Why would a major mortgage company only work with certain solicitors rather the firm that they want to select to handle their conveyancing in Havant ?
Lenders have always had an approved set of law firms that can represent them, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.
Lending institutions blame a rise in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that 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 unlikely to have any sway in the decision.
Can you recommend a National Westminster Bank sanctioned Havant conveyancing conveyancer who can have us moved in within 10 days? Am I best advised to go for a local Havant firm or an internet conveyancer?
We would be happy to suggest some excellent Havant conveyancing firms. You can also walk up the high street in Havant. Approach two or three law practices and ask to speak with a conveyancing solicitor for a quote. Discuss your time frames together with your reasons and ask for an assurance on speed. Choose the lawyer that appears most efficient.
I'm purchasing my first flat in Havant with a loan from Godiva Mortgages Ltd. The developers would not move on the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep told me not to tell my conveyancer about this deal as it may jeopardize my loan with Godiva Mortgages Ltd. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Do I need to be suspicious that estate agents that I am dealing with are encouraging me to use an internet conveyancing firm rather than a local Havant conveyancing practice?
As is the case with lots of professional services, often suggestions from connections can be most helpful. Yet there are numerous players in a conveyancing matter; estate agents, financial adviser and banks might all suggest lawyers to select. Sometimes the solicitors might be known to one of the organisations as experts in their field, but sometimes there is an underlying financial incentive behind the endorsement. You have the right to appoint your own conveyancer. Don't forget that many lenders have an approved list of lawyers you are obliged to use for the mortgage related work in your conveyancing.
Completion is due on our sale of a £325,000 flat in Havant next week. The management company has quoted £372 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Havant?
For the majority of leasehold sales in Havant conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Answering pre-contract enquiries
Where consent is required before sale in Havant
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I bought a ground floor flat in Havant, conveyancing was carried out in 2008. Can you work out an approximate cost of a lease extension? Equivalent properties in Havant with a long lease are worth £190,000. The ground rent is £65 invoiced annually. The lease expires on 21st October 2086
You have 61 years left to run we estimate the price of your lease extension to range between £19,000 and £22,000 as well as plus your own and the landlord's "reasonable" 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 this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.
A licensed conveyancer acted on my conveyancing in Havant half a dozen years ago and was holding my registration certificates but has now closed – What can I do to retreive them?
Title deeds, as such, no longer exist as the majority of homes in Havant are archived electronically at Land Registry. If you need to establish evidence of proprietorship or are disposing of or refinancing your conveyancing practitioner will need to obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.