My husband and I intend to purchase a 1 bedroom flat in Warminster with a loan from Platform Home Loans Ltd.We would like to retain our Warminster conveyancing lawyer but Platform Home Loans Ltd informed us he's not on their "panel". It seems we are left with no choice but to instruct a Platform Home Loans Ltd panel firm or keep our preferred solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; Can we not simply insist that Platform Home Loans Ltd use our lawyer?

Unfortunately,no. The home loan issued to you is subject to its terms and conditions, a common one being that solicitors will be on the Platform Home Loans Ltd approved list. in the past, most banks had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Platform Home Loans Ltd

I have been on the look out for a leasehold apartment up to £305k and found one close by in Warminster I like with a park and station nearby, the downside is that it's only got 49 years on the lease. I can't really find anything else in Warminster for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you need a mortgage the shortness of the lease will be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.

Is it possible to swap conveyancer as I need to choose one who is on the Halifax conveyancing panel. I instructed a high street conveyancing solicitor in Warminster five minutes from me but the firm is not accepted by Halifax

It would be our pleasure to help you find a conveyancing solicitor in Warminster on the Halifax panel. Please note that the property lawyers that we list do not pay us fee if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Warminster. In utilising the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Warminster.

I need to find a conveyancing solicitor for residential conveyancing in Warminster. I happened to chance upon a web site which looks to be the ideal offering If there is a chance to get all this stuff completed via phone that would be ideal. Should I be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

If all goes to plan we aim to complete the disposal of our £200,000 garden flat in Warminster next Wednesday. The management company has quoted £360 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Warminster?

Warminster conveyancing on leasehold flats ordinarily involves administration charges levied by management companies :

Answering pre-contract enquiries Where consent is required before sale in Warminster Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Warminster leasehold property is £350. For Warminster conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply answers.

Warminster Leasehold Conveyancing - Examples of Queries before buying

Please note if it is less than eighty years it will have adverse implications on the value of the flat. Check with your mortgage company that they are content with residual term of the lease. Leases with less than 80 years remaining means that you will probably require a lease extension sooner rather than later and you need to have some idea of what this would cost. Remember, in most cases you would be required to have owned the premises for 24 months before you are eligible to extend the lease. Plenty Warminster leasehold apartments will have a service charge for the upkeep of the building levied on behalf of the management company. Where you purchase the flat you will have to meet this contribution, usually periodically during the year. This may differ from two or three hundred pounds to thousands of pounds for blocks with lifts and large common areas. There will also be a rentcharge to be met annual, normally this is not a large sum, say about £50-£100 but you need to check it because sometimes it could be prohibitively expensive. Its a good idea to find out as much as possible about the company managing the building as they will either make your living at the property much easier or uncomfortable. Being a leasehold owner you are frequently at the mercy of the managing agents from a financial perspective and when it comes to daily issues such as the upkeep of the common parts. Don't be shy to ask other people if they are happy with their management. In conclusion, be sure you understand the dates that you are obliged pay the maintenance charge to the appropriate party and precisely what you get for your money.