Are the BSA planning on creating a online directory to to identify solicitors on the Coventry BS conveyancing panel for instance in Southampton?
We would not expect to be advised of any intention on the part of the BSA to promote such a tool.
We are getting the release of further monies on our home loan from Clydesdale as we want to carry out alterations to our house in Southampton. Do we need to select a high street Southampton solicitor on the Clydesdale conveyancing panel to deal with the legals?
Clydesdale don't usually instruct a member of their approved list of lawyers 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 Clydesdale conveyancing panel.
After months of negotiation I have agreed a price on a house in Southampton. My financial adviser suggested a solicitor. I paid an on account payment of £200. Not long after, the property lawyer contacted me embarrassingly acknowledging that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Southampton solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Southampton surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Southampton. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Southampton
Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision.
Due to the guidance of my in-laws I had a survey completed on a house in Southampton prior to appointing solicitors. I have been informed that there is a flying freehold element to the property. The surveyor has said that some banks may refuse to give a loan on a flying freehold house.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. If you contact us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Southampton. Conveyancing will be smoother if you use a solicitor in Southampton especially if they are acquainted with such properties in Southampton.
I have just started marketing my 2 bed flat in Southampton. Conveyancing solicitors are to be appointed soon, but I have just had a yearly maintenance charge demand – should I leave it to the buyer to sort out?
It best that you clear the service charge as normal given that all rents and maintenance payments will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Southampton Conveyancing for Leasehold Flats - Examples of Queries Prior to buying
Are any of leasehold owners in dispute over their service charge liability? What restrictions exist in the Southampton Lease? Can you tell me if there are any major works anticipated that will likely add a premium to the service charges?