I am selling my ground floor flat in Winchester and the estate agent has just text me to advise that the buyers are swapping property lawyer. The reason given is that the bank will only deal with solicitors on their approved list. On what basis would a major mortgage company only deal with certain lawyers rather the firm that they want to appoint for their conveyancing in Winchester ?
Mortgage companies have always had an approved set of law firms they are willing to work with, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.
Mortgage companies point to the increase in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any impact on this.
It is is a decade since I acquired my house in Winchester. Conveyancing solicitors have just been appointed on the sale but I am unable to find the title deeds. Is this a major issue?
Don’t worry too much. Firstly there is a possibility that the deeds will be retained by your mortgage company or they may be in the possession of the solicitor who acted in the purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. The vast majority of conveyancing in Winchester involves registered property but in the rare situation where your home is not registered it is more of a problem but is resolvable.
We are buying a house and the conveyancer has raised the issue of Chancel Repair to which the property could be obligated to contribute to because it falls into the area of such a church. She has recommended insurance. Is this really warranted for conveyancing in Winchester
Unless a prior acquisition of the house completed after 12 October 2013 you could take it that conveyancing practitioners delivering conveyancing in Winchester to continue to advocate a chancel search and or insurance against a claim.
How simple is it to use your search tool to find a conveyancing practitioner in Winchester on the approved list for my bank?
First select a mortgage company such as HSBC Bank, Virgin Money or Nottingham Building Society then choose your location such as Winchester. Conveyancing organisations in Winchester and nationally should be shown.
What are your top tips when it comes to appointing a Winchester conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a property lawyer for lease extension works (regardless if they are a Winchester conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with two or three firms including non Winchester conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be of use:
How familiar is the firm with lease extension legislation? Can they put you in touch with clients in Winchester who can give a testimonial?
Winchester Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing
Who manages the block? In the main the outlay for major works tend not to be incorporated into the maintenance charges, although some managing agents in Winchester obliged leasehold owners to contribute towards a sinking fund and this is used to offset against major works. What restrictions are contained in the Winchester Lease?