Are all Holbeach Conveyancing Quality Solicitors on the HSBC conveyancing panel?

Some major banks and building societies now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.

It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Holbeach bank branch on various occasions and was told it does not impact the mortgage offer and they would lend. My Holbeach conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend based on their published requirements. Who do I believe?

The solicitor must follow the Council of Mortgage Lenders’ Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

After shopping around on the internet I have found a Holbeach conveyancing practitioner having made sure that they are on the TSB conveyancing panel. Does my lawyer arrange the survey of the property?

TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Holbeach postcode. As you are getting a mortgage with TSB, you could contact them to see if they have a list of approved surveyors in Holbeach.

How does conveyancing in Holbeach differ for newly converted properties?

Most buyers of new build property in Holbeach contact us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is finished. This is because developers in Holbeach usually purchase the land, 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 used to new build conveyancing in Holbeach or who has acted in the same development.

I opted to have a survey completed on a property in Holbeach ahead of appointing solicitors. I have been told that there is a flying freehold aspect to the property. The surveyor has said that some mortgage companies may refuse to give a mortgage on this type of property.

It varies from the lender to lender. Bank of Scotland has different requirements for example to Halifax. Should you wish to call us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Holbeach. Conveyancing will be smoother if you use a solicitor in Holbeach especially if they are acquainted with such properties in Holbeach.

I am on look out for some leasehold conveyancing in Holbeach. Before diving in I would like to find out the unexpired term of the lease.

If the lease is recorded at the land registry - and 99.9% are in Holbeach - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Holbeach Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing

Make sure you enquire if there is anything that is prohibited in the lease. For example plenty of leases prohibit pets being allowed in certain buildings in Holbeach. If you like the propertyin Holbeach yet your dog can’t make the move with you then you have a very difficult choice. How is the lease structured?

My sister completed her conveyancing in Holbeach eight years ago. She has got married, widowed and is now remarried. She now intends to the sell the Holbeach property. I think she will just be asked to supply copies of the marriage papers to the lawyer but she is worried it could hold up the sale of the house. Is it worth updating the land title information for the house?

It is not absolutely necessary to bring up to date the register providing you have the evidence needed to demonstrate how the change of name occurred.

The buyer’s conveyancing practitioner should examine the registered details and request evidence to establish the change of name e.g. marriage documentation.