The property market in Hedge End is heating up. What can I do to expedite matters?

In a situation where you are under time constraints to sign contracts it is advisable to make sure that your lawyer is familiar with the location as they will have local contacts and know-how. It is even conceivable that they could have conducted otherhouses in the same road. Therefore consider using a Hedge End conveyancing lawyer. In addition, make sure that the conveyancing firm is on the lender panel. It is understood that nearly one in five of Hedge End conveyancing transactions are delayed or jeopardised after finding out that a buyer’s lawyer was not on their banks panel. In many cases this discovery resulted in the home move being frustrated by an average of three weeks. It is said that this issue affects in the region of 100,000 home sales annually. Many Hedge End conveyancing firms can not represent certain banks so do check as early as possible.

We are getting a further advance on our home loan from Nottingham as we want to carry out a loft conversion to our property in Hedge End. Are we obliged to choose a high street Hedge End solicitor on the Nottingham conveyancing panel to deal with the legals?

Nottingham do not ordinarily require a member of 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 Nottingham conveyancing panel.

I had a mortgage agreed in principle with RBS. Hedge End conveyancing solicitors have been instructed. What is the average time that one could expect to receive a mortgage offer from RBS?

Some lenders take longer than others. Have RBS done the valuation? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Hedge End bank branch on a couple of occasions and was told it does not impact the mortgage offer and they will lend. My Hedge End conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.

Provided that the lawyer is on the mortgage company panel, they must adhere to the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

Despite weeks of looking the Title Certificate and documents to our home can not be found. The conveyancers who dealt with the conveyancing in Hedge End 4 years ago have long since closed. What do I do?

You no longer need to have the physical deeds to establish that you own the land or property, given that the Land Registry have everything they need in a digital format.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Hedge End is where the house is located. What do you suggest?

Flying freeholds in Hedge End are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hedge End you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hedge End may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Our sealed bid on detached house in Hedge End has been accepted, but there is a chain. The owners have offered on on an apartment, although it’s not been accepted yet, and has viewings of other flats in the pipeline. I have chosen a local conveyancing lawyer in Hedge End. What do I do now? At what point do I apply for the mortgage with Bank of Ireland?

It is understandable to have apprehensions where there is an associated chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx one thousand pounds, then valuation, Hedge End conveyancing search charges, etc). First, you must ensure that your solicitor is on the Bank of Ireland conveyancing panel. Regarding the next steps this very much dictated by the uniqueness of your case, desire for this property and on the state of the market. During a buoyant market the majority of purchasers would apply for a home loan with Bank of Ireland and arrange for the valuation and only if it comes back ok would they ask their property lawyer to proceed with the conveyancing in Hedge End.