My Bitterne lawyer has spotted a discrepancy when comparing the surveyor’s assumptions in the home valuation report and what is revealed within the title deeds. My solicitor says that he must check that the lender is happy with this discrepancy and is still content to lend. Is my lawyer’s stance correct?

Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

I am assisting my niece sell her house in Bitterne. Does the conveyancer order the energy performance certificate or it is for the seller to coordinate?

Following the abolition of Home Information Packs, energy performance certificates was maintained a mandatory component of selling a house. An EPC must be commissioned prior to the property being placed on the market. This is not a task that conveyancers ordinarily arrange. If you are instructing a Bitterne conveyancing practitioner they might be willing to arrange energy performance certificates given their contacts with long established Bitterne accredited person

Please help - my lawyer advises that lack of right of way insurance is required on my purchase. What is the level of cover for Bitterne conveyancing?

The appropriate level of lack of right of way indemnity insurance depends on who your lender is. It would differ for example between Barclays and Virgin Money. Conveyancing lawyers as opposed to members of the public take out such policies.

I have paid off my mortgage with Santander. I assume I don't need a Bitterne solicitor on the Santander panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
3. Santander has instructed the Land Registry to do so

Will my lawyer be raising enquiries about flooding during the conveyancing in Bitterne.

The risk of flooding is if increasing concern for solicitors dealing with homes in Bitterne. There are those who acquire a property in Bitterne, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Lawyers are not best placed to impart advice on flood risk, however there are a number of searches that can be carried out by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Bitterne. The conventional set of completed inquiry forms given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the owner to discover if the property has suffered from flooding. If the premises has been flooded in past and is not disclosed by the seller, then a buyer could bring a claim for damages stemming from an incorrect reply. The purchaser’s solicitors may also conduct an environmental search. This will higlight whether there is a recorded flood risk. If so, additional inquiries should be initiated.

Taking into account that I will soon part with 450k on a property in Bitterne I would like to have a conversation with the lawyer concerning theconveyancing in advance of instructing the firm. Can this be arranged?

We could not agree more - we would be happy to talk to you we do not take any clients on without you first talking to the solicitor who will be conducting your property ownership legalities in Bitterne.There is no ‘factory style conveyancing’ - every client is an important person, not a matter reference. The practices that we put you in touch with believe that the figure you are quoted for residential conveyancing in Bitterne should be the figure that you end up paying.

My wife and I purchased a leasehold flat in Bitterne. Conveyancing and Platform Home Loans Ltd mortgage are in place. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1996. The conveyancing solicitor in Bitterne who previously acted has long since retired. Do I pay?

The first thing you should do is contact the Land Registry to make sure that the individual purporting to own the freehold is in fact the new freeholder. It is not necessary to instruct a Bitterne conveyancing firm to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I inherited a ground floor flat in Bitterne, conveyancing formalities finalised September 1998. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Bitterne with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £45 levied per year. The lease terminates on 21st October 2091

You have 67 years unexpired the likely cost is going to span between £10,500 and £12,000 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.