I do hope you can help me. My Salisbury conveyancer is informing me me that he is legally obliged toconduct Salisbury conveyancing searches resulting from the fact thatthe firm are on the HSBCapproved lawyer panel. Do I not have any say here?
You have limited options available to you. Given that you are taking out a loan with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Salisbury conveyancing searches.
I am selling my flat in Salisbury. Does my lawyer have to be required to be on the RBS conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the RBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently in recent years.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Salisbury is the location of the property. What do you suggest?
Flying freeholds in Salisbury are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Salisbury you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Salisbury may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I have been recommended by a number of property agents in Salisbury to select a property lawyer using your seach tool. What’s the financial advantage for Estate Agents to offer your services over and above a competitor’s?
We don’t make any commission for sending work to this site. We found it would be just too difficult to pay a commission because a client could think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I am on look out for some leasehold conveyancing in Salisbury. Before I set the wheels in motion I would like to find out the remaining lease term.
If the lease is registered - and most are in Salisbury - then the leasehold title will always include the basic details 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.
I am the registered owner of a 1 bedroom flat in Salisbury, conveyancing having been completed 5 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Salisbury with a long lease are worth £165,000. The ground rent is £50 levied per year. The lease comes to an end on 21st October 2102
With only 77 years remaining on your lease we estimate the price of your lease extension to range between £7,600 and £8,800 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.
What are the distinct benefits to instructing a local conveyancer in Salisbury
A significant proportion of house movers in Salisbury choose a local conveyancing practitioner so that they can attend the firm’s offices if they have questions, and to collect mortgage deeds without using the Royal Mail.
There is a slight advantage when opting for a conveyancing practitioner nearby to the house you are buying, due to the in-depth knowledge of the region and potential local concerns - nevertheless this is debatable. The majority of conveyancers are now over the internet and could be anywhere in the world.