I can't travel far from Spital. Is there a reason why all Spital conveyancers are not on all bank panels?

A decade ago most lenders exhibited an attitude to risk which differs from the current day. The financial regulator in 2010 carried out a thematic review into property fraud which in summary warned lenders: know the property lawyers on your panel. Consequently, banks have subsequently looked to extract more data from law firms concerning their operations and the individuals employed by them and set certain criteria such as completing a minimum amount of transactions. Thousands of law practices have found themselves removed from lender panels even though they had 100% healthy track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms found it impossible satisfy the criteria of volume of transactions the mortgage companies set.

Do the conveyancing lawyers identified through your search tool handle auction conveyancing in Spital?

We know of a few auction practitioners we can connect you with those who can conduct auction conveyancing. Spital is one of hundreds of locations where our lawyers are based.

Just had an offer accepted on a new build flat in Spital. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Spital

Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I am looking for a flat up to £305k and found one near me in Spital I like with open areas and transport links in the vicinity, the downside is that it's only got 49 years unexpired on the lease. There is not much else in Spital suitable, so just wondered if I would be making a mistake buying a lease with such few years left?

Should you require a home loan that many years will likely be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.

I’m about to sell my garden apartment in Spital.Conveyancing lawyers have not yet been instructed but I have just received a half-yearly maintenance charge demand – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should discharge the service charge as you normally would because all ground rent and service invoices will be apportionedon completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless 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