Is it the case that all Cross Keys conveyancing solicitors on the Nationwide conveyancing panel are overseen by the SRA?

As solicitors, in order to be on the Nationwide approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Some lenders do list licenced conveyancers on their panel and in such a situation the firms would be regulated by the Council of Licensed Conveyancers.

We previously appointed solicitors with offices in Cross Keys on the HSBC solicitor panel. They are now charging me a supplemental sum for the legal aspects of the HSBC mortgage. Is this an additional conveyancing fee specified by HSBC?

Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your conveyancer can charge a fee for this. The fee is not set by HSBC but by your Cross Keys property lawyer. Plenty of firms on the HSBC panel will levy an ‘acting for lender’ fee but many practices incorporate it on their overall fee.

We have agreed to purchase a house in Cross Keys. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender UBS be concerned?

As you are obtaining a mortgage with UBS your lawyer must comply with the conveyancing instructions contained in Part 2 of UK Finance Lenders’ Handbook for UBS. The Council of Mortgage Lenders’ Handbook sets out minimum specifications for solar panel roof-space leases, and solicitors are required to report to UBS where a lease does not meet these conditions. The conditions relate to the installation of panels on properties countrywide and is not isolated to Cross Keys.

We are selling our home in Cross Keys and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers instructed a factory type conveyancing practice as opposed to a conveyancing solicitor in Cross Keys. We have lived in Cross Keys for 4 years we know that this is a non issue. Should we contact our local Authority to obtain clarification that the buyers are looking for.

It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

How does conveyancing in Cross Keys differ for newly converted properties?

Most buyers of new build residence in Cross Keys come to us having been asked by the seller to sign contracts and commit to the purchase even before the residence is built. This is because house builders in Cross Keys usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Cross Keys or who has acted in the same development.

Due to the input of my in-laws I had a survey completed on a property in Cross Keys prior to appointing conveyancers. I have been advised that there is a flying freehold element to the house. The surveyor has said that some lenders will not grant a loan on a flying freehold home.

It varies from the lender to lender. HSBC has different instructions from Halifax. If you e-mail us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Cross Keys. Conveyancing may be slightly more expensive based on your lender's requirements.

In relation to leasehold conveyancing in Cross Keys what are the most common lease problems?

Leasehold conveyancing in Cross Keys is not unique. Most leases are individual and drafting errors can sometimes mean that certain clauses are not included. The following missing provisions could result in a defective lease:

Insurance obligations

A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Birmingham Midshires, Chelsea Building Society, and Godiva Mortgages Ltd all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, obliging the purchaser to withdraw.

Cross Keys Conveyancing for Leasehold Flats - Examples of Queries Prior to buying

How many of the leaseholders are in arrears for their service charge payments? Where a Cross Keys lease has less than eighty years it will impact the marketability of the property. It is worth checking with your bank that they are willing to lend given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely need a lease extension sooner rather than later and you need to have some idea of how much this would cost. For most Cross Keyslease extensions you would be be obliged to have owned the residence for a couple of years before you are legally able to extend the lease. Generally speaking the cost for major works are not wrapped into the service charges, although a few managing agents in Cross Keys obliged leaseholders to contribute towards a reserve fund created for the specific purpose of building a fund for larger repairs or maintenance.