Is the fact that my conveyancer in Wareham is not on my lender's solicitor panel that there is a problem with the standard of her work?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Wareham conveyancing practice and enquire why they are no longer on the approved list for your bank.
We are planning to acquire a house and require a conveyancing solicitor in Wareham who is on the Nationwide solicitor panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nationwide . We don't recommend any particular firms conducting conveyancing in Wareham.
I have been on the look out for a leasehold apartment up to £245,000 and found one round the corner in Wareham I like with open areas and railway links in the vicinity, the downside is that it only has 52 years unexpired on the lease. I can't really find anything else in Wareham suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a mortgage that many years will be problematic. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
My partner has suggested that I use his conveyancers in Wareham. Should I choose my own property lawyer?
Much as we are happy to recommend a Wareham conveyancing lawyer the ideal way to choose a conveyancing solicitor is to get guidance from friends or relatives who have previously instructed the conveyancer that you are are thinking of instructing.
I today plan to offer on a house that appears to meet my requirements, at a great price which is making it more attractive. I have since discovered that the title is leasehold rather than freehold. I am assuming that there are issues purchasing a house with a leasehold title in Wareham. Conveyancing solicitors have not yet been instructed. Will they explain the issues?
Most houses in Wareham are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in Wareham so you should seriously consider looking for a Wareham conveyancing solicitor and check that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a lessee you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as requiring the landlord’spermission to carry out alterations. It may be necessary to pay a service charge towards the upkeep of the communal areas where the house is part of an estate. Your solicitor should report to you on the legal implications.
Wareham Leasehold Conveyancing - A selection of Questions you should consider before buying
This question is important as a) areas could cause problems in the block as the communal areas may start to deteriorate if services remain unpaid b) if the leasehold owners have an issue with the managing agents you will wish to have all the details How many of the leaseholders are in arrears for their service charge payments? Make sure you find out if the the lease contains any unreasonable restrictions in the lease. For instance it is reasonably common in Wareham leases that pets are not allowed in in a block in Wareham. If you love the flatin Wareham however your dog can’t live with you then you will be faced difficult decision.