It has come to my attention via my estate agent that my Hanham solicitor is not on the lender Solicitor panel. How can I check?
Your first step should be to contact your Hanham lawyer directly. It is reasonable to expect your lawyer to inform you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
I am in the process of refinancing my flat in Hanham, does my lawyer need to be on the RBS Solicitor panel?
There is nothing to stop you using your solicitor, but RBS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
This question may be naive but I am new to the house moving as FTB of a garden flat in Hanham. Do I receive the keys to the premises on completion from my conveyancer? If so, I will appoint a High Street conveyancing solicitor in Hanham?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the vendor’s solicitors, and once they have received this, you should be called to collect the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
I'm at the point of viewing apartments in Hanham and I am about to put in an offer. Is it too early to have a solicitor in place? I will be getting a home loan with Bank of Ireland.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. Given that you are taking out a mortgage with Bank of Ireland, ask your prospective lawyers if they are on the Bank of Ireland conveyancing panel otherwise they can't do the mortgage legal work.
The mortgage over my property is with Barclays for my property in Hanham. Conveyancing was finalised a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Barclays?
You must advise Barclays before renting your property as this is likely to be a breach of Barclays’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. It should not be necessary to do this via a Barclays conveyancing panel solicitor.
As co-executor for the estate of my aunt I am disposing of a residence in Swansea but live in Hanham. My lawyer (who is 260 kilometers awayrequires that I execute a stat dec ahead of completion. Could you suggest a conveyancing solicitor in Hanham who can witness this legal document for me?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are located in Hanham
My partner and I may need to sub-let our Hanham basement flat for a while due to a career opportunity. We instructed a Hanham conveyancing practice in 2004 but they have since shut and we did not have the foresight to seek any advice as to whether the lease permits subletting. How do we find out?
A small minority of properties in Hanham do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I bought a garden flat in Hanham, conveyancing was carried out December 2004. How much will my lease extension cost? Corresponding properties in Hanham with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 per annum. The lease ends on 21st October 2085
With only 64 years left to run we estimate the premium for your lease extension to be between £14,300 and £16,400 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.