I am selling my house in Hanham. Will the solicitor have to be required to be on the Lloyds conveyancing panel in order to deal with paying off my mortgage?

Ordinarily, even if your lawyer is not on the Lloyds conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently at the moment.

Various web forums that I have come across warn that are the primary reason for hinderance in Hanham house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of delays during the legal transfer of property. Searches are not likely to be the root cause of holding up conveyancing in Hanham.

How does conveyancing in Hanham differ for newly converted properties?

Most buyers of new build property in Hanham come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is constructed. This is because developers in Hanham tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Hanham or who has acted in the same development.

We are a fortnight into a residential purchase having been directed to solicitors by the selling agent to execute conveyancing in Hanham. I am am starting to be dissatisfied with the quality of service. Could you help me find new conveyancers?

A conveyancer would need to be really poor to suggest replacing them. Has your loan offer been generated? In the event that it has you need to advise them of the replacement lawyer and ensure the loan are re-issued. Your new conveyancer needs to be on the banks panel to avoid added charges and complications. So that should be your starting point. The search tool will assist you in finding a lender approved solicitor for your conveyancing in Hanham

Looking forward to exchange soon on a studio apartment in Hanham. Conveyancing lawyers assured me that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Hanham should include some of the following:

Repair and maintenance of the flat Additions to the premises Are you allowed to have a pet in the flat? The physical ownership of the property. This might be the apartment itself but may incorporate a roof space or basement if relevant. Where does the liability rest to repair and maintain the building. It is important that you know who is liable for the repair and maintenance of every part of the building

I acquired a leasehold flat in Hanham, conveyancing having been completed 6 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Hanham with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease comes to an end on 21st October 2084

With only 59 years left to run we estimate the premium for your lease extension to range between £20,900 and £24,200 as well as legals.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.