I plan on acquiring a flat in Hungerford. My Conveyancer has never been on on the bank conveyancing list. Is it possible for me to use my Hungerford conveyancing solicitor notwithstanding that they are excluded from the mortgage company panel of approved conveyancing solicitors?
Your options include
- Proceed with your preferred Hungerford conveyancing practitioner but your lender will undoubtedly instruct a conveyancing practitioner on their approved panel. This will result in additional charges and likely frustration.
- Choose a new solicitor to act in the purchase, ensuring that they are on the bank conveyancing panel.
- Convince your lawyer to apply to join the mortgage company panel
What happens if my solicitor is suspended from the RBS Solicitor panel ahead of completing my conveyancing in Hungerford?
First, this is very unlikely to happen. 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 for a fee.
I understand that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when buying a house in Hungerford? or Apparently there is an ancient law that means some house owners living in a parish church boundary will be compelled to pay for maintenance to the chancel in proximity to the church. Is this suitable for conveyancing in Hungerford?
Unless a prior acquisition of the house completed after 12 October 2013 you may expect solicitors conducting conveyancing in Hungerford to continue to suggest a chancel search and or chancel repair liability policy.
How simple is it to transfer to a new conveyancer as I have to retain one who is on the National Westminster Bank conveyancing list. I had appointed a high street conveyancing solicitor in Hungerford five minutes from me but he is not approved by National Westminster Bank
We will our best to assist in finding you a conveyancing solicitor in Hungerford on the National Westminster Bank panel. Please note that the conveyancers that we work with do not pay us a referral fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Hungerford. In making use of search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Hungerford.
In relation to leasehold conveyancing in Hungerford what are the most common lease defects?
There is nothing unique about leasehold conveyancing in Hungerford. Most leases are individual and drafting errors can sometimes mean that certain provisions are not included. The following missing provisions could result in a defective lease:
Clauses dealing with recovering service charges for expenditure on the building or common parts. A provision to repair to or maintain elements of the building
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. Yorkshire Building Society, The Mortgage Works, and Platform Home Loans Ltd all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, obliging the purchaser to withdraw.
I acquired a leasehold flat in Hungerford, conveyancing having been completed July 2001. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Hungerford with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 levied per year. The lease ceases on 21st October 2083
With 59 years unexpired we estimate the price of your lease extension to range between £20,900 and £24,200 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.