Am I correct in assuming that the fact that my conveyancer in Warsash is not listed on my bank's conveyancing panel that there is a problem with the quality of her work?

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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 contact the Warsash conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

I am getting closer to an exchange on a property in Warsash and my parents have sent the 10% deposit to my property lawyer. I am now informed that as the deposit has not come from me my property lawyer needs to make a notification to my mortgage company. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is not just from me. I informed the bank about my parents' contribution when I applied for the mortgage, so is it really necessary for this now to delay the deal?

The conveyancing practitioner is legally required to clarify with mortgage company to make sure that they know that the balance of the purchase price is not from your own funds. The solicitor can only notify this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.

What is the difference between a licensed conveyancer and conveyancing solicitor in Warsash

Two types of professional can perform conveyancing in Warsash namely CLC regulated conveyancers or solicitors. Both professionals provide the legal services that you need to complete the disposal or acquisition of property. Both are required to execute Warsash conveyancing on similar quality and guidelines so you can be safe in the knowledge that your conveyancing will be properly conducted and that all necessary procedures should be accurately followed.

We have agreed to purchase a house in Warsash. One unusual aspect is that the roof has a solar panel. Skipton have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with Skipton your lawyer must comply with the formal instructions outlined in Section two of UK Finance Lenders’ Handbook for Skipton. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and solicitors are required to report to Skipton where a lease fails to meet these conditions. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Warsash.

Our sealed bid on a property in Warsash has been accepted, but there is a chain. The sellers have offered on a property, however it’s not been accepted yet, and are looking at other apartments in the pipeline. I have selected a nearby conveyancing solicitor in Warsash. What should be my next step? When do I get the mortgage application with Aldermore going?

It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of £1k, then valuation, Warsash conveyancing search costs, etc). First, you must check that your conveyancer is on the Aldermore conveyancing panel. As to the subsequent phase this very much depends on the specifics of your case, desire for the property and on the state of the market. During a buoyant market the majority of home buyers will apply for a home loan with Aldermore and pay for the valuation and only if it was satisfactory would they ask their conveyancer to move forward with the conveyancing in Warsash.

My wife and I purchased a 4 bedroom Victorian house in Warsash. Conveyancing lawyer represented me and Coventry Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the exact same address. I'd like to know for sure, how can I find out??

You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Warsash and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with your conveyancing practitioner who carried out the work.

About to purchase a new build apartment in Warsash. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Warsash

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are architect prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.