I am selling my house in Kempshott and the estate agent has just e-mailed to advise that the purchasers are swapping conveyancer. I am told that this is due to the fact that the lender will only deal with solicitors on their conveyancing panel. On what basis would a big named mortgage company only engage with specific solicitors rather the firm that they want to appoint to handle their conveyancing in Kempshott ?
Lenders have always had panels of law firms that can act for them, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.
Banks point to the increase in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to reveal 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 do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.
Is there a search tool that I can utilise to find out if the solicitor conducting my conveyancing in Kempshott is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Godiva Mortgages Ltd thus paying £187.00 plus VAT in another set of conveyancing costs.
Please do take advantage of the search tool on this page. Please choose the lender and type ‘Kempshott’ or your preferred area and you will see a number of lawyer located in Kempshott or near you.
The deeds to my home are lost. The lawyers who did the conveyancing in Kempshott 4 years ago are no longer around. What are my options?
Assuming you have a registered title the details of your proprietorship will be retained by HMLR under a Title Number. It is possible to conduct a search at the Land Registry, identify your property and order current copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will usually hold a file copy of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
I am buying a new build apartment in Kempshott. 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 few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Kempshott
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The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please confirm the Lease plans are surveyor prepared. Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants.
What does commercial conveyancing in Kempshott cover?
Non domestic conveyancing in Kempshott covers a broad range of advice, given by qualified solicitors, relating to business premises. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
Can you provide any advice for leasehold conveyancing in Kempshott from the point of view of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Kempshott can be avoided if you instruct lawyers as soon as you market your property and ask them to collate the leasehold information which will be required by the buyers’ solicitors. If you have had conflict with your landlord or managing agents it is very important that these are resolved before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a property where a dispute is unsettled. You will have to accept that you will have to pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is clearly preferable to reveal the dispute as over as opposed to unresolved. You may think that you are aware of the number of years left on your lease but it would be wise to verify this via your conveyancers. A buyer’s conveyancer will not be happy to advise their client to to exchange contracts if the lease term is below 75 years. It is therefore important at an early stage that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. Some Kempshott leases require Licence to Assign from the landlord. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors. If you have carried out any alterations to the property would they have required Landlord’s approval? Have you, for example installed wooden flooring? Kempshott leases often stipulate that internal structural changes or addition of wooden flooring necessitate a licence from the Landlord consenting to such works. Should you dont have the paperwork to hand do not communicate with the landlord without checking with your lawyer first.
Leasehold Conveyancing in Kempshott - Sample of Queries Prior to Purchasing
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Is there a share of the freehold? You should want to find out as much as you can about the company managing the building as they will either make living at the property much simpler or problematic. As the proprietor of a leasehold property you are often at the mercy of the managing agents both financially and when it comes to day to day matters such as the upkeep of the common parts. Enquire of prospective neighbours if they are happy with them. Finally, investigate as to the dates that the maintenance charges are due to the relevant party and precisely how they are spending the funds. Be sure to discover if the the lease contains any adverse restrictions in the lease. By way of example it is very common in Kempshott leases that pets are not allowed in in a block in Kempshott. If you love the apartmentin Kempshott yet your cat is not allowed to make the move with you then you will be faced hard choice.