I can't travel far from Whiteley. I would like to know the reason why all Whiteley conveyancing practitioners are not on all lender panels?

Pre- 2008 most mortgage companies displayed an attitude to risk which differs from the current day. The Financial Services Authority in 2010 carried out a thematic review into property fraud which concluded: know the property lawyers on your panel. Accordingly, mortgage companies have subsequently requiredmore data from law firms concerning their operations and the staff employed by them and set certain criteria such as completing a minimum amount of transactions. Thousands of law practices have been removed from lender panels even though they had 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms found it impossible meet the criteria of amount of transactions the lenders insisted on.

We see that you have a post code search directory identifying law firms on the RBS conveyancing panel. Do firms pay you a commission if I instruct them for our conveyancing in Whiteley?

We are a listing service only for law firms wishing to communicate if they are on the RBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Whiteley.

I am helping my sister sell her flat in Whiteley. Does the solicitor order the energy assessment or it is for me to coordinate?

Following the abolition of HIPs, energy assessments remained a compulsory part of moving property. An energy assessment must be to hand in advance of the property being advertised. This is not a task that solicitors ordinarily organise. If you are using a Whiteley conveyancing solicitor they might be able to arrange energy performance certificates due to their contacts with reputable Whiteley providers

I just acquired a property at auction in Whiteley. Conveyancing is required. What are my next steps?

Having to all intents and purposes signed on the dotted line you will need to find a conveyancing lawyer as a matter of urgency as you are facing a pending a drop dead date to complete the transaction. An auction property will have a bespoke auction pack. This will likely include the copy title deeds, local authority and drainage searches. In the case of leasehold property the conveyancing papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You should hand this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that that you have the requisite funding in place to complete on the on the contractual date .

I have decided to exercise my right to buy my property in Whiteley off the council. I have a mortgage agreed with Nottingham. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.

Over the last few months I have been searching for a ground for flat up to £305k and found one round the corner in Whiteley I like with a park and station in the vicinity, however it's only got 52 years on the lease. I can't really find anything else in Whiteley in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

Should you require a home loan the remaining unexpired lease term will likely be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.

In relation to leasehold conveyancing in Whiteley what are the most frequent lease problems?

Leasehold conveyancing in Whiteley is not unique. All leases are unique and legal mistakes in the legal wording can result in certain provisions are missing. For example, if your lease is missing any of the following, it could be defective:

A provision for the recovery of money spent for the benefit of another party. Service charge per centages that don't add up correctly leaving a shortfall

A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Accord Mortgages Ltd, Norwich and Peterborough Building Society, and Alliance & Leicester all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, obliging the buyer to withdraw.

I am the registered owner of a studio flat in Whiteley, conveyancing having been completed July 2004. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Whiteley with a long lease are worth £190,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease runs out on 21st October 2088

With only 62 years left to run we estimate the price of your lease extension to range between £17,100 and £19,800 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures 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 take any other action based on this information before seeking the advice of a professional.