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Find a Shirehampton Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Shirehampton? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Shirehampton transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Shirehampton conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Shirehampton

I purchased a freehold house in Shirehampton yet invoiced for rent, why is this and what is this?

It’s unusual for properties in Shirehampton and has limited impact for conveyancing in Shirehampton but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.

Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.

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

As your lender is HSBC your lawyer must comply with the conveyancing instructions contained in Section 2 of UK Finance Lenders’ Handbook for HSBC. The CML Handbook contains minimum specifications for solar panel roof-space leases, and conveyancers are required to report to HSBC where a lease fails to comply with these specifications. The requirements relate to the installation of panels on properties countrywide and is not restricted to Shirehampton.

I am selling my house. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Kent Reliance are being difficult. The Shirehampton solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?

It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

My offer was accepted on a property in Shirehampton on 5/8/2020, valuation was booked 2 days later, received a clean bill of health. Conveyancer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Skipton and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Skipton conveyancing panel. Can the lender hold off the offer?

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Skipton to deal with your lawyer's application to be on the Skipton conveyancing panel. There's no guarantee that your solicitor will be accepted.

Are there restrictive covenants that are commonly identified as part of conveyancing in Shirehampton?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Shirehampton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am buying my first flat in Shirehampton with a loan from Leeds Building Society. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not disclose to my conveyancer about the side-deal as it will jeopardize my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Planning to exchange soon on a basement flat in Shirehampton. Conveyancing lawyers have said that they will have a report out to me within the next couple of days. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Shirehampton should include some of the following:

    Ground rent - what is payable and when you need to pay, and be on notice if this is subject to change You should be sent a copy of the lease The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. specifics of the parties to the lease, for example these could be the leaseholder, head lessor, landlord Does the lease prevent you from renting out the property, or working from home
For a comprehensive list of information to be contained in your report on your leasehold property in Shirehampton please enquire of your lawyer in advance of your conveyancing in Shirehampton.

I acquired a studio flat in Shirehampton, conveyancing was carried out January 2002. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Shirehampton with a long lease are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease runs out on 21st October 2100

With 80 years remaining on your lease we estimate the premium for your lease extension to span between £8,600 and £9,800 plus legals.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.

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