My partner and I are intent on acquiring a ground floor flat in Southam. My Conveyancer is not on the bank solicitor list. Can I still use my Southam conveyancing solicitor notwithstanding that they are not on the mortgage company list of approved lawyers?
One must use a conveyancing practitioner to deal with the formalities when you need a loan to buy your home. They will conduct all the relevant investigations on the property, make sure that you’re properly registered as the owner and ensure that all the required mortgage documentation is in order. One could instruct a Southam conveyancer of your choice. However, if the lawyer selected is not a member of the lender conveyancing panel supplemental fees will arise as separate legal representation will be required by them. Bank panel applications can be submitted, so provided your conveyancer has not historically applied for membership they should take the opportunity to apply.
Do the conveyancing practitioners identified via your search tool carry out auction conveyancing in Southam?
We know of a few auction solicitors we can put you in touch with those conducting auction conveyancing. Southam is one of hundreds of locations where our lawyers cover.
I have 71 years left on my lease and require a lease extension for my flat in Southam. Conveyancing solicitors on the Virgin panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 3/8/2025 the requirements read as follows :
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Southam?
There are two types of lawyers who can do conveyancing in Southam namely CLC regulated conveyancers or solicitors. Both professionals provide the legal services that required to complete the disposal or purchase of property. They are both duty bound to carry out Southam conveyancing on similar standards and guidelines so you may be safe in the knowledge that your conveyancing will be professionally carried out and that the requirements and steps will be appropriately adhered to.
I currently have a mortgage with Kent Reliance for my property in Southam. Conveyancing has been completed some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Kent Reliance?
Kent Reliance must be informed of your intention before letting out your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. In many cases banks or building societies 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 Kent Reliance directly. It should not be necessary to do this via a Kent Reliance conveyancing panel lawyer.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Southam bank branch on various occasions and was reassured it wasn't a problem and they will lend. My Southam conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
As long as the lawyer is on the mortgage company panel, she or he must comply with the Council of Mortgage Lenders’ Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
We are four weeks into a residential purchase having been directed to a firm by the local agent to carry out the conveyancing in Southam. We are not happy. Could you help me find new conveyancers?
A lawyer would need to be very bad to suggest diss instructing them. Has your mortgage offer been issued? In the event that it has you must advise them of the new conveyancer and have the offer are re-issued. The solicitor ideally should be on the mortgage company approved list to avoid supplemental expenses and frustration. So that should be your first question of the new conveyancers. The find a solicitor tool can assist you in finding a bank approved lawyer for your conveyancing in Southam
Do you have any top tips for leasehold conveyancing in Southam with the intention of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Southam can be avoided if you get in touch lawyers as soon as your agents start marketing the property and ask them to collate the leasehold documentation which will be required by the buyers’ solicitors. If there is a history of any disputes with your freeholder or managing agents it is very important that these are settled before the property is marketed. The buyers and their solicitors will be reluctant to purchase a flat where a dispute is unsettled. You may need to swallow your pride and discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to present the dispute as historic rather than ongoing. Some Southam leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. The bank reference will need to confirm that the buyers are able to meet the annual 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 actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. In the event that you altered the property did you need the Landlord’s approval? Have you, for example laid down wooden flooring? Most leases in Southam state that internal structural changes or addition of wooden flooring necessitate a licence issued by the Landlord approving such changes. Where you fail to have the consents in place you should not communicate with the landlord without checking with your conveyancer in advance. The majority of landlords or managing agents in Southam levy fees for supplying management packs for a leasehold property. You or your lawyers should discover the actual amount of the charges. The management pack sought as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Southam.
I own a garden flat in Southam, conveyancing formalities finalised December 2002. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Southam with a long lease are worth £180,000. The ground rent is £65 charged once a year. The lease ceases on 21st October 2084
With 59 years remaining on your lease we estimate the price of your lease extension to be between £20,900 and £24,200 plus professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should 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 clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.