I am hoping to receive a mortgage with Santander. I hope to retain the legal services of a Licensed Conveyancer in Birkenshaw. Does the Santander Conveyancing panel exclude Licensed Conveyancers?

The Santander conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would prefer to appoint a Birkenshaw based conveyancing firm?

You should check but the the likelihood is that appoint one of their panel solicitors where you accept the "fee-free" incentive. Contact the bank to explore if they allow a cash alternative. In the past a few lenders offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Birkenshaw.

Just had an offer accepted on a new build flat in Birkenshaw. 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.

Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Birkenshaw

Please confirm the Lease plans are architect prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision.

My father-in-law has suggested that I instruct his conveyancing solicitors in Birkenshaw. Do I follow his recommendation?

There are no two ways about it it’s preferable to find a conveyancing solicitor is to have guidance from friends or relatives who have actually experience in using the firm that you are are thinking of instructing.

Are Birkenshaw conveyancing solicitors duty bound by the Law Society to publish clear conveyancing costs?

Inbuilt into the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be interpreted as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, constitute the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Birkenshaw or or elsewhere in the country.