I am getting a offer of a home loan from Santander. I hope to instruct a Licensed Conveyancer in Baldock. Does the Santander Conveyancing panel exclude Licensed Conveyancers?

The Santander approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.

Should conveyancers ask for money up-front for conveyancing in Baldock?

Where you are retaining lawyers for conveyancing in Baldock your solicitor will ask you put them with funds to cover the the cost of the conveyancing searches. Generally this is asked for to cover the fees of the conveyancing searches. If any down payment is payable against the purchase price then this should be asked for shortly prior to contracts are exchanged. Any further balance that is due will be payable shortly before completion.

My partner and I are downsizing from our home in Baldock and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any high street Baldock lawyer would know that there is no such problem. It does beg the question why the purchasers are using a national conveyancing practice as opposed to a conveyancing solicitor in Baldock. Having lived in Baldock for six years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get confirmation that there is no issue.

It sounds as though you may have a conveyancing solicitor already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

About to purchase a new build apartment in Baldock. Conveyancing is a frightening process 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 conveyancing.

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

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. 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. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.

I have been on the look out for a flat up to £235,500 and identified one near me in Baldock I like with open areas and station in the vicinity, however it only has 49 years on the lease. I can't really find anything else in Baldock suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you need a mortgage the shortness of the lease may be an issue. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.