Much to our surprise we have been told by our mortgage broker that my Hampshire property lawyer is not on the lender Solicitor panel. How can I check?
Your first step should be to contact your Hampshire lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.
Why do I have to pay up front when it comes to conveyancing in Hampshire?
If you are buying a property in Hampshire your lawyer will request that you to provide them with funds to cover the search fees. Ordinarily this is needed to cover the fees of the Local Authority Search. If any down payment is payable against the sale price then this will be asked for immediately before exchange of contracts. Any further balance that is due should be sent to your lawyer a few days ahead of the completion date.
The Hampshire conveyancing firm that I appointed last week on my house acquisition in Hampshire have suddenly closed. I chose them because I had to have a firm on the Skipton conveyancing panel and my previous Hampshire lawyer was not. I paid them money in advance. What are my options?
If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Skipton conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.
Will commercial conveyancing searches reveal planned roadworks that could impact a commercial property in Hampshire?
Its becoming the norm that commercial conveyancing solicitors in Hampshire will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Hampshire. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Hampshire.
For each commercial conveyancing transaction in Hampshire it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Hampshire commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Hampshire.
Can you offer any advice when it comes to finding a Hampshire conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a solicitor for your lease extension (regardless if they are a Hampshire conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you speak with two or three firms including non Hampshire conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be helpful:
If they are not ALEP accredited then why not? What are the legal fees for lease extension conveyancing?
I bought a leasehold flat in Hampshire, conveyancing was carried out January 2000. How much will my lease extension cost? Corresponding properties in Hampshire with over 90 years remaining are worth £260,000. The average or mid-range amount of ground rent is £45 levied per year. The lease runs out on 21st October 2092
With just 74 years unexpired we estimate the premium for your lease extension to be between £8,600 and £9,800 as well as legals.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.
My estate agent has recommended their lawyer for my conveyancing in Hampshire - Surely it’s better to just use them?
It is worth checking if the estate agent is recommending a lawyer or introducing to a conveyancer. There are plenty of Hampshire selling agents who recommend two or three Hampshire conveyancing firms purely based on those lawyers offering a great service.