We were going to get a OIP from UBS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any Petersfield solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Petersfield solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.

I have paid off my mortgage with Aldermore. I assume I don't need a Petersfield solicitor on the Aldermore panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Aldermore has sent the Land Registry the discharge electronically, and
3. Aldermore has instructed the Land Registry to do so

It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Petersfield building society branch on various occasions and was reassured it wasn't a problem and they would lend. My Petersfield conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they would not lend in accordance with their specific requirements. I have no idea who is right.

The conveyancing practitioner has to follow the Council of Mortgage Lenders’ Handbook section two requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the bank 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 remaining.

I have been told that property searches are a common cause of obstruction in Petersfield conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays during the legal transfer of property. Searches are not likely to feature in any delay in conveyancing in Petersfield.

Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one close by in Petersfield I like with a park and station nearby, the downside is that it only has 49 years unexpired on the lease. I can't really find anything else in Petersfield suitable, so just wondered if I would be making a grave error purchasing a short lease?

Should you need a home loan that many years will be an issue. Discount the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.

In my capacity as executor for the will of my grandfather I am selling a residence in Swansea but reside in Petersfield. My solicitor (who is 250 miles awayneeds me to execute a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing practitioner in Petersfield to witness this legal document for me?

strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are located in Petersfield

I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a reasonable price which is making it more attractive. I have just discovered that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a leasehold house in Petersfield. Conveyancing lawyers have are soon to be instructed. Will my lawyers set out the implications of buying a leasehold house in Petersfield ?

The majority of houses in Petersfield are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are buying in Petersfield in which case you should be shopping around for a Petersfield conveyancing solicitor and check that they are used to advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as requiring the freeholder’sconsent to carry out changes to the property. It may be necessary to pay a service charge towards the upkeep of the communal areas where the property is located on an estate. Your solicitor should report to you on the legal implications.

Leasehold Conveyancing in Petersfield - A selection of Questions you should consider Prior to Purchasing

Is anyone aware of any major works on the horizon that will likely increase the service charges? It would be wise to discover as much as you can about the company managing the building as they will impact your use and enjoyment of the property. As the proprietor of a leasehold property you are frequently at the mercy of the managing agents both financially and when it comes to practical matters such as the upkeep of the common parts. Ask other people what they think of their service. On a final note, be sure you understand the dates that you are obliged pay the maintenance charge to the managing agents and specifically what you get for your money. Many Petersfield leasehold apartments will be liable to pay a service charge for maintenance of the building invoiced on behalf of the freeholder. Where you acquire the flat you will have to pay this liability, normally in instalments during the year. This may vary from a few hundred pounds to thousands of pounds for blocks with lifts and large communal areas. In all probability there will be a rentcharge for you to pay annual, this is usually not a large amount, say about £25-£75 but you need to enquire it because on occasion it could be surprisingly expensive.