What happens if my solicitor is removed from the Clydesdale Solicitor panel ahead of completing my conveyancing in Farnham Common?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

Forgive me if this question is silly but I am wet behind the ears as FTB of a ground floor flat in Farnham Common. Do I receive the keys to the property on the completion date from my lawyer? If this is the case, I will find a local conveyancing solicitor in Farnham Common?

On the day of completion you do not need to attend the conveyancers office in Farnham Common. Conveyancing lawyers for you will arrange to send the completion advance to the seller's lawyers, and once they have received this, you should be invited to receive the keys from the Estate Agents and move into your new home. Usually this occurs early afternoon.

I'm the sole beneficiary of my late father’s will with all property in now in my sole name, including the house in Farnham Common. The Farnham Common property was put into my name in July. I want to move. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership could be regarded the same way as though I had purchased the property in July. Do I have to wait 6 months to sell?

The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How sensible a view lenders take of it, depend on the lender as this obligation is chiefly there to identify subsales or the quick reselling of property.

We have agreed to purchase a house in Farnham Common. A rare aspect is that the roof has a solar panel. Skipton have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with Skipton your lawyer must follow the formal instructions contained in Part two of UK Finance Lenders’ Handbook for Skipton. The CML Handbook includes minimum provisions for solar panel roof-space leases, and solicitors are required to report to Skipton where a lease fails to meet these conditions. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Farnham Common.

My relative recommended that where I am buying in Farnham Common I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is occasionally included in the estimate for your Farnham Common conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Farnham Common around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data concerning Farnham Common.

We are 14 days into a residential purchase having been directed to a firm by the local agent to do our conveyancing in Farnham Common. We are not happy. Can you help me find new lawyers?

They would have to be really bad in order to consider changing them. Has the loan offer been sent? If so you will need to advise them of the new contact details and ensure the mortgage documents are re-issued. Your conveyancer needs to be on the banks panel to avoid escalating charges and delays. So that should be your starting point. The find a solicitor tool will assist you in finding a bank approved lawyer for your conveyancing in Farnham Common

In relation to leasehold conveyancing in Farnham Common what are the most common lease problems?

Leasehold conveyancing in Farnham Common is not unique. All leases are unique and drafting errors can sometimes mean that certain clauses are erroneous. The following missing provisions could result in a defective lease:

Service charge per centages that don't add up correctly leaving a shortfall Insurance obligations

You may have a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Barclays , Bank of Scotland, and Alliance & Leicester all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, obliging the buyer to withdraw.

Farnham Common Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to buying

The majority of Farnham Common leasehold apartments will have a service bill for the upkeep of the building invoiced on behalf of the freeholder. If you purchase the property you will have to pay this charge, normally periodically during the year. This can differ from a couple of hundred pounds to thousands of pounds for blocks with lifts and large common areas. In all likelihood there will be a ground rent to be met yearly, ordinarily this is not a significant sum, say around £25-£75 but you should to enquire it because sometimes it can be surprisingly expensive. What restrictions exist in the Farnham Common Lease? On the whole the cost for major works are not incorporated into the service charges, although a few managing agents in Farnham Common ask tenants to pay into a reserve fund created for the specific intention of establishing a fund for larger works.