Am I correct in assuming that the fact that my solicitor in Salisbury is not identified on my mortgage company's solicitor 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 contact the Salisbury conveyancing practice and ask them why they are no longer on the approved list for your lender.
We were just about to exchange contracts for a garden flat in Salisbury. We encountered a stumbling block. The mortgage offer with Barclays runs out on 24/6/2025 but the sellers are putting forward a completion date of 26/6/2025. Is it possible to extend the loan expiry date?
The person best placed to address this issue is your solicitors who is in a position to assess whether he or she is better off negotiating with the mortgage company, seller’s conveyancers, property agents or indeed all three based on the history of your house move as of today.
I am helping my niece sell her property in Salisbury. Will the solicitor arrange the EPC or it is for me to coordinate?
After the abolition of Home Packs, EPC’s remained a compulsory component of selling a house. An EPC needs to be commissioned prior to the property being placed on the market. It is not as aspect of the sale process that lawyers normally organise. Where you are using a Salisbury conveyancing lawyer they might be able to arrange energy performance certificates due to their relationships with reputable local energy assessors
My bid for a property was accepted at auction in Salisbury. Conveyancing is required. What are my next steps?
Having for in every practical sense signed on the dotted line you now have to instruct a conveyancing solicitor as a matter of priority as you are facing a tight a drop dead date to complete the transaction. Every auction property will ordinarily have a bespoke auction pack. This should include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the legal papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to leasehold premises. You must give this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that your finances are in place to complete the transaction on the set completion date.
I currently have a mortgage with Bank of Ireland for my property in Salisbury. Conveyancing was finalised a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Bank of Ireland?
Bank of Ireland must be informed of your intention before letting out your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. It may be that Bank of Ireland will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. You need not do this via a Bank of Ireland conveyancing panel lawyer.
I have been on the look out for a ground for flat up to £195,000 and found one near me in Salisbury I like with amenity areas and station nearby, however it only has 51 years on the lease. I can't really find anything else in Salisbury for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a home loan the shortness of the lease will likely be a potential deal breaker. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.
I need to find a conveyancing solicitor for sale conveyancing in Salisbury. I happened to chance upon a web site which appears to be the ideal answer If it is possible to get all formalities completed via email that would be ideal. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am on look out for some leasehold conveyancing in Salisbury. Before diving in I want to be sure as to the number of years remaining on the lease.
If the lease is registered - and most are in Salisbury - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Leasehold Conveyancing in Salisbury - Sample of Questions you should consider Prior to Purchasing
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Does the lease have in excess of 80 years remaining? How many of the leaseholders are in arrears for their maintenance charge payments? What prohibitions exist in the Salisbury Lease?