We are planning to buy a 3 bedroom apartment in Isle Of Wight with a mortgage. We like our Isle Of Wight lawyer, but the lender says he's not on their "panel". It seems we have little choice but to use one of the lender panel firms or continue with our Isle Of Wight conveyancing practitioner and pay for one of their panel ones to act for them. We regard this is unjust; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Isle Of Wight conveyancing solicitor to apply to be on the conveyancing panel.

I used Stirling Law several years past for my conveyancing in Isle Of Wight. Now, I need the documents however cannot find the solicitor. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Isle Of Wight of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Due to the input of my in-laws I had a survey completed on a house in Isle Of Wight ahead of instructing conveyancers. I have been informed that there is a flying freehold aspect to the house. My surveyor advised that some banks tend not issue a loan on such a premises.

It varies from the lender to lender. Santander has different requirements for example to Nationwide. Should you wish to call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Isle Of Wight. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Isle Of Wight to see if the conveyancing costs will increase in light of this.

We are 3 weeks into a leasehold purchase having been directed to a firm by the local agent to carry out the conveyancing in Isle Of Wight. I am not happy. Could you you assist me in finding new solicitors?

They would need to be really poor in order to consider diss instructing them. Has your mortgage been sent? If so you will need to inform them of the new contact details and ensure the offer are re-issued. Your new conveyancer needs to be on the lenders panel to avoid supplemental charges and frustration. So that should be your starting point. The search tool should assist you in finding a lender approved lawyer for your conveyancing in Isle Of Wight

Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £225,000 maisonette in Isle Of Wight in 8 days. The managing agents has quoted £348 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Isle Of Wight?

Isle Of Wight conveyancing on leasehold apartments normally involves fees being raised by managing agents :

Addressing pre-exchange enquiries Where consent is required before sale in Isle Of Wight Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Isle Of Wight leasehold premises is £350. For Isle Of Wight conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply answers.

Leasehold Conveyancing in Isle Of Wight - A selection of Questions you should consider before Purchasing

The prefered form of lease structure is a share of the freehold. In this scenario the lessees benefit from being in charge if their destiny and notwithstanding that a managing agent is usually retained where it is larger than a house conversion, the managing agent retained by the leaseholders. This information is helpful as a) areas may cause problems in the building as the common areas may begin to deteriorate where maintenance remain unpaid b) if the leaseholders have a dispute with the managing agents you will want to have all the details What is the the remaining lease term?