I am not well enough to travel far from Holt. I would like to know the reason why all Holt conveyancers aren't included on all lender panels?

Even though it may seem unfair for banks to restrict who can act for them, from the public’s or solicitor’s point of view, the other side of the coin is that lenders are increasingly anxious and regard it essential to protect them against illegal activities. As a result of this concern lenders are limiting their conveyancing panel to a size that they are happy to control.

I used Wolstenholmes several years past for my conveyancing in Holt. Now, I need my files but the law firm is no longer operating. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Holt of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I'm buying my first flat in Holt with a mortgage from Aldermore. The sellers would not move on the price so I negotiated 6k of extras instead. The house builders rep advised me not reveal to my conveyancer about the extras as it may impact my loan with Aldermore. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently bought a leasehold house in Holt. Am I liable to pay service charges relating to a period prior to completion of my purchase?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Holt Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to buying

The prefered form of lease structure is if the freehold interest is in the ownership of the leaseholders. In this scenario the tenants have control and even though a managing agent is often retained where it is bigger than a house conversion, the managing agent retained by the leaseholders. If a Holt lease has no more than eighty years it will have adverse implications on the salability of the apartment. It is worth checking with your mortgage company that they are willing to to proceed given the lease term. A short lease means that you will probably need a lease extension at some point and you need to have some idea of what this will be. Remember, in most cases you will need to own the premises for a couple of years before you are legally able to carry out a lease extension.

Should I be concerned if there is a problem with the searches carried out as part of our conveyancing in Holt?

Ordinarily, almost all problems arising from Holt conveyancing search responses can be dealt with ahead of completion or indemnity insurance may be put on cover. You need to remember that even though you intend on purchasing the property and may be content to live with the search results, your mortgage lender may not, and ultimately have the final decision.