Is the fact that my solicitor in Shipston on Stour is not listed on my lender's solicitor panel that there is a problem with the standard of his conveyancing?

It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Shipston on Stour conveyancing firm and ask them why they are no longer on the approved list for your lender.

I am assisting my step-mother sell her house in Shipston on Stour. Will the solicitor arrange an energy assessment or do I organise this?

Following the demise of Home Information Packs, EPC’s was left as a required element of selling a house. An energy assessment needs to be commissioned before the property is advertised. It is not something that solicitors normally arrange. If you are using a Shipston on Stour conveyancing lawyer they may help arrange energy performance certificates due to their contacts with reputable Shipston on Stour energy assessors

Last month we had a mortgage agreed in principle with Aldermore. Shipston on Stour conveyancing lawyers are appointed. What is the average time that one could expect to receive a mortgage offer from Aldermore?

Some lenders take longer than others. Have Aldermore conducted the valuation? Have you informed Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

We expect to receive a OIP from Skipton this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Shipston on Stour solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Shipston on Stour solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.

A colleague suggested that if I am buying in Shipston on Stour I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is sometimes quoted for as part of the standard Shipston on Stour conveyancing searches. It is a large report of more than thirty pages, listing and detailing important information about Shipston on Stour around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Shipston on Stour Education with maps and statistics, Local Amenities and other useful information concerning Shipston on Stour.

The estate agent has sent us the confirmation of our purchase of a new build flat in Shipston on Stour. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Shipston on Stour

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

I wish to let out my leasehold flat in Shipston on Stour. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?

Even though your previous Shipston on Stour conveyancing lawyer is no longer available you can review your lease to check if it allows you to sublet the property. The accepted inference is that if the lease is non-specific, subletting is permitted. Quite often there is a prerequisite that you are obliged to seek permission from your landlord or some other party before subletting. The net result is that you cannot sublet in the absence of first obtaining consent. The consent should not be unreasonably turned down. If the lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.

Shipston on Stour Conveyancing for Leasehold Flats - Examples of Queries before Purchasing

Make sure you investigate if there are any onerous prohibitions in the lease. For instance it is very common in Shipston on Stour leases that pets are not permitted in in a block in Shipston on Stour. If you love the propertyin Shipston on Stour however your dog can’t make the move with you then you have a very hard compromise. Who takes charge for maintaining and repairing the block? You should be aware if it is fewer than 80 years it will have adverse implications on the salability of the flat. Check with your mortgage company that they are happy with the length of the lease. A short lease means that you will most likely need a lease extension at some point and you need to have some idea of how much this would cost. Remember, in most cases you would need to own the premises for 24 months before you are eligible to extend the lease.