The Brockenhurst conveyancing firm handling our Brockenhurst conveyancing has discovered a difference between the surveyor’s assumptions in the valuation survey and what is revealed within the title deeds. My lawyer says that he is obliged to ensure that the bank is OK with this discrepancy and is still content to lend. Is my lawyer’s course or action legitimate?

Your solicitor must comply with the UK Finance Lenders’ Handbook conditions 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.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Brockenhurst?

There are two types of lawyers who can do conveyancing in Brockenhurst namely licenced conveyancers or solicitors. Both professionals administer conveyancing services that you need to complete the disposal or acquisition of property. Both are required to perform Brockenhurst conveyancing to the same quality and guidelines so you can be sure that your conveyancing will be properly carried out and that all requirements and procedures should be appropriately taken.

My wife and I have organised a further advance on our mortgage from Santander as we wish to carry out alterations to our house in Brockenhurst. Are we obliged to appoint a nearby Brockenhurst solicitor on the Santander conveyancing panel to handle the legals?

Santander would not normally require firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander conveyancing panel.

Our sealed bid on a detached house in Brockenhurst has been accepted, the sellers do however have a dependent purchase. The vendors have put an offer on a flat, however it’s not yet agreed to, and have viewings of other apartments booked. I have chosen a local conveyancing solicitor in Brockenhurst. What do I do now? At what stage should I apply for the mortgage with Clydesdale?

It is usual to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of £1k, then valuation, Brockenhurst conveyancing search fees, etc). First, you should ensure that your conveyancing practitioner is on the Clydesdale conveyancing panel. Regarding the subsequent steps this very much dictated by the uniqueness of your transaction, desire for this property and on the state of the market. In a buoyant market some purchasers would apply for a home loan with Clydesdale and arrange for the valuation and only if it was satisfactory would they ask their property lawyer to move forward with searches.

I am one month into a leasehold purchase having been recommend to conveyancers by the high street agent to perform conveyancing in Brockenhurst. I am not happy. Can you help me find new lawyers?

They would have to be very poor in order to consider replacing them. Has your mortgage been issued? In the event that it has you must advise them of the new contact details and have the loan are re-sent. Your conveyancer needs to be on the mortgage company panel to avoid added costs and delays. That should be your first question of the new lawyers. The search tool should assist you in finding a lender approved lawyer for your conveyancing in Brockenhurst

Last February I purchased a leasehold flat in Brockenhurst. Do I have any liability for service charges relating to a period prior to my ownership?

In a situation 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).

Leasehold Conveyancing in Brockenhurst - Examples of Queries Prior to buying

What restrictions are there in the Brockenhurst Lease? Many Brockenhurst leasehold properties will have a service charge for the upkeep of the block set by the landlord. Where you purchase the flat you will have to pay this charge, usually in instalments during the year. This may differ from several hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. There will also be a ground rent to be met annual, normally this is not a exorbitant amount, say approximately £25-£75 but you should to enquire as occasionally it could be surprisingly expensive.

A couple of weeks ago I was advised by my mortgage company that their approved conveyancers operate no completion no fee basis for conveyancing in Brockenhurst. My purchase did not proceed and now the lawyers want search fees! They are stating that the fees are independent!

By promising "no move no fee" Brockenhurst conveyancing lawyers are foregoing their charges for any work conducted. We must stress this is NOT an insurance scheme. Disbursements aren’t covered – where the conveyancing practitioner have to pay money out to third parties, e.g. Brockenhurst local search fees