Am I correct in assuming that the fact that my conveyancer in New Milton is not identified on my bank's conveyancing panel that there is a problem with the standard of the firm’s work?
It would be unwise 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) 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 simply call the New Milton conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
When looking at online forums for an affordable lawyer in New Milton, most advise that I must instruct a CQS accredited solicitor. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home ownership transfers, trusted by some of the UK's major mortgage companies. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. The scheme does not cover licenced conveyancers. New Milton is one of the many areas of the UK where there are CQS solicitors.
A colleague suggested that where I am buying in New Milton I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard New Milton conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about New Milton around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, New Milton Education with plans and statistics, Local Amenities and other useful data about New Milton.
As co-executor for the will of my grandfather I am selling a house in Neath but reside in New Milton. My conveyancer (who is 235 miles awayrequires that I execute a statutory declaration before the transaction finalising. Can you recommend a conveyancing practitioner in New Milton to attest this legal document for me?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are located in New Milton
I am looking at a two flats in New Milton which have about fifty years left on the leases. Will this present a problem?
There are plenty of short leases in New Milton. The lease is a right to use the premises for a prescribed time frame. As a lease shortens the value of the lease deteriorates and results in it becoming more costly to extend the lease. This is why it is generally wise to increase the term of the lease. More often than not it is difficult to sell a property with a short lease because mortgage companies less inclined to grant a loan on properties of this type. Lease enfranchisement can be a protracted process. We advise that you seek professional help from a conveyancer and surveyor with experience in this field.
I own a split level flat in New Milton, conveyancing was carried out 4 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in New Milton with over 90 years remaining are worth £222,000. The ground rent is £50 charged once a year. The lease ends on 21st October 2096
With only 71 years remaining on your lease the likely cost is going to be between £9,500 and £11,000 plus professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.