I have just been advised by my broker that my Southampton the law firm I have appointed is not on the mortgage company Solicitor panel. How can I be certain that this is indeed the case?
You need to contact your Southampton lawyer directly. You lawyer should inform you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
Are all Southampton Conveyancing Quality Solicitors on the UBS conveyancing list of approved firms?
A selection of banks and building societies now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
I had a mortgage agreed in principle with UBS. Southampton conveyancing lawyers have been appointed. How long does it take for UBS to forward the offer to the solicitor?
There is no definitive answer here. Have UBS done the survey? Have you advised UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
My offer was accepted on a property in Southampton on 28/12/2018, valuation was booked 3 days later, received a clean bill of health. Conveyancer appointed, so all that was missing was my mortgage offer. Having made daily calls to Nationwide and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nationwide conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
Should our solicitor be asking questions concerning flooding during the conveyancing in Southampton.
The risk of flooding is if increasing concern for conveyancers specialising in conveyancing in Southampton. There are those who purchase a property in Southampton, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Conveyancers are not qualified to impart advice on flood risk, but there are a number of checks that may be undertaken by the purchaser or by their lawyers which can figure out the risks in Southampton. The standard completed inquiry forms supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a usual question of the vendor to find out if the premises has ever been flooded. In the event that the residence has been flooded in past which is not disclosed by the owner, then a buyer may commence a claim for damages stemming from an inaccurate reply. The purchaser’s conveyancers may also order an environmental search. This should higlight if there is any known flood risk. If so, additional investigations will need to be carried out.
Should I instruct a Southampton conveyancing solicitor based in the location that I am hoping to buy? We have a good friend who can perform the legal formalities but her office is 300kilometers away.
The benefit of a local Southampton conveyancing firm is that you can pop in to execute paperwork, present your ID and pester them if necessary. Having local Southampton know how is a bonus. However it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and on the whole were content that should trump using an unfamiliar Southampton conveyancing lawyer just because they are based in the area.
I've found a house that appears to meet my requirements, at a great figure which is making it more attractive. I have since found out that the title is leasehold rather than freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Southampton. Conveyancing solicitors have are soon to be instructed. Will they explain the issues?
Most houses in Southampton are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can help the conveyancing process. It is clear that you are buying in Southampton so you should seriously consider shopping around for a Southampton conveyancing practitioner and be sure that they are used to transacting on leasehold houses. First you will need to check the number of years remaining. As a tenant you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example obtaining the freeholder’sconsent to carry out changes to the property. It may be necessary to pay a service charge towards the upkeep of the estate where the property is part of an estate. Your lawyer will advise you fully on all the issues.
I purchased a ground floor flat in Southampton, conveyancing having been completed in 1996. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Southampton with an extended lease are worth £216,000. The ground rent is £50 per annum. The lease finishes on 21st October 2088
With only 69 years remaining on your lease we estimate the price of your lease extension to be between £9,500 and £11,000 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.