Do all mortgage companies provide you with an approved list of Bramhall conveyancing solicitors? How do you know who is on the Lloyds conveyancing panel?
Bramhall conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.
Last month we had a mortgage agreed in principle with Skipton. Bramhall conveyancing lawyers were selected. How long does it take for Skipton to forward the offer to the conveyancing practitioner?
There is no definitive answer here. Have Skipton completed the survey? Have you advised Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I currently have a mortgage with Santander for my property in Bramhall. Conveyancing was finalised some time ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Santander?
Santander must be informed of your intention before letting out your property as this is likely to be a breach of Santander’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. It should not be necessary to do this via a Santander conveyancing panel firm.
I have instructed a Bramhall conveyancing practitioner having made sure that they are on the Nottingham conveyancing panel. Does my lawyer arrange the survey of the property?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham 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 conveyancing practitioner 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 Bramhall postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Bramhall.
Will our lawyer be making enquiries concerning flooding as part of the conveyancing in Bramhall.
Flooding is a growing risk for solicitors dealing with homes in Bramhall. There are those who acquire a house in Bramhall, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, but there are a number of checks that can be carried out by the purchaser or on a buyer’s behalf which can figure out the risks in Bramhall. The conventional set of information sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a standard question of the owner to find out if the property has historically flooded. If the property has been flooded in past which is not revealed by the owner, then a buyer could issue a legal claim for losses as a result of such an misleading response. A purchaser’s solicitors should also order an enviro report. This should indicate if there is a recorded flood risk. If so, more detailed investigations will need to be made.
It has been 2 months following my purchase conveyancing in Bramhall took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
In my capacity as executor for the estate of my grandmother I am disposing of a property in Neath but I am based in Bramhall. My solicitor (who is 235 miles awayneeds me to execute a stat dec before completion. Can you recommend a conveyancing lawyer in Bramhall to attest this legal document for me?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are based in Bramhall