I can't travel far from Bosham. Is there a reason why all Bosham lawyers aren't included on all bank panels?

Even though it may seem unfair for lenders to restrict who can represent them, from the public’s or solicitor’s standpoint, the flip side is that lending institutions are increasingly anxious and regard it imperative to defend themselves from mortgage fraud. As a result of this concern lenders are limiting their conveyancing panel to a size that they are happy to control.

I am helping my sister sell her property in Bosham. Does the conveyancing solicitor order an EPC or do I organise this?

After the demise of HIPs, EPC’s was left as a compulsory part of selling a property. An energy performance certificate needs to be commissioned in advance of the property being advertised. It is not as aspect of the sale process that law firms ordinarily arrange. Where you are instructing a Bosham conveyancing practitioner they might be able to arrange energy assessments given their contacts with reputable local accredited person

We are purchasing a end of terrace house in Bosham. Our aim is to an extension at the rear at the property.Will legal work on the property involve enquiries to ascertain if these works were previously refused?

Your solicitor should review the registered title as conveyancing in Bosham can sometimes reveal restrictions in the title deeds which prevent certain changes or require the permission of a 3rd party. Many extensions need local authority planning consent and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.

I have instructed a Bosham solicitor having checked that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?

HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Bosham postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Bosham.

Will my lawyer be raising enquiries regarding flooding during the conveyancing in Bosham.

Flooding is a growing risk for lawyers dealing with homes in Bosham. There are those who buy a house in Bosham, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to offer advice on flood risk, however there are a numerous searches that may be undertaken by the purchaser or by their conveyancers which can figure out the risks in Bosham. The standard property information forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard question of the vendor to determine if the premises has ever been flooded. If flooding has previously occurred and is not notified by the seller, then a buyer may commence a legal claim for losses resulting from an incorrect reply. The buyer’s conveyancers will also conduct an environmental report. This will reveal if there is any known flood risk. If so, further inquiries should be conducted.

I am looking for a leasehold apartment up to £195,000 and found one near me in Bosham I like with amenity areas and station nearby, however it only has 51 years unexpired on the lease. There is not much else in Bosham suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you need a mortgage the remaining unexpired lease term may be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.

What are your top tips when it comes to choosing a Bosham conveyancing practice to deal with our lease extension?

When appointing a property lawyer for your lease extension (regardless if they are a Bosham conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We advise that you speak with several firms including non Bosham conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be helpful:

What volume of lease extensions has the firm completed in Bosham in the last twenty four months?

I own a basement flat in Bosham, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Comparable flats in Bosham with an extended lease are worth £206,000. The ground rent is £45 yearly. The lease comes to an end on 21st October 2093

With only 67 years remaining on your lease we estimate the premium for your lease extension to be between £10,500 and £12,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.