I am expecting a mortgage offer from Santander. I intend to enlist the help of a Licensed Conveyancer in Brandesburton. Does the Santander Solicitor panel include conveyancers regulated by the CLC?

The Santander approved solicitor list is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

What happens if my lawyer’s firm is expelled from the Santander Conveyancing panel ahead of completing my conveyancing in Brandesburton?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

I am assisting my aunt sell her house in Brandesburton. Does the conveyancer order the EPC or it is for the owner to see to?

Following the demise of HIPs, energy performance certificates became a compulsory part of moving house. An EPC must be to hand before the property is put on the market. It is not something that solicitors normally organise. If you are instructing a Brandesburton conveyancing practitioner they might be able to arrange EPC’s given their relationships with reputable local assessors

After shopping around on the internet I have found a Brandesburton conveyancer having made sure that they are on the Aldermore conveyancing panel. Does my lawyer arrange the survey of the property?

Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore 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. You may wish to consider appointing your own Brandesburton surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Kent Reliance have agreed my home loan in principle, my bid on a property in Brandesburton has been accepted, now what?

The estate agent will need to know who your solicitors are (make sure the conveyancers are on the lender’s approved list). Telephone Kent Reliance or the financial adviser and finish off any appropriate paperwork. Kent Reliance will appoint a valuer who will get in touch with the selling agent or seller to schedule an appointment. Once conducted (assuming no problems) it takes approximately ten days to receive the mortgage offer. Kent Reliance will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Brandesburton.

I've found a house that seems to meet my requirements, at a great figure which is making it all the more appealing. I have since been informed that the title is leasehold rather than freehold. I am assuming that there are issues buying a house with a leasehold title in Brandesburton. Conveyancing advisers have not yet been instructed. Will my lawyers set out the implications of buying a leasehold house in Brandesburton ?

Most houses in Brandesburton are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in Brandesburton in which case you should be shopping around for a Brandesburton conveyancing solicitor and be sure that they are used to advising on leasehold houses. First you will need to check the number of years remaining. As a leaseholder you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example requiring the landlord’spermission to conduct alterations. You may also be required to pay a maintenance charge towards the upkeep of the communal areas where the house is located on an estate. Your conveyancer will advise you fully on all the issues.

Brandesburton Leasehold Conveyancing - A selection of Queries before buying

If a Brandesburton lease has no more than eighty years it will have adverse implications on the marketability of the property. Check with your bank that they are content with the length of the lease. Leases with less than 80 years remaining means that you will almost definitely require a lease extension sooner rather than later and it is worth discovering how much this would cost. Remember, in most cases you would be be obliged to have owned the residence for two years before you are eligible to extend the lease. Generally speaking the cost for major works are not included within maintenance charges, albeit that there some managing agents in Brandesburton obliged leasehold owners to pay into a reserve fund and this is used to offset against larger repairs or maintenance. Please inform me if there are any major works in the planning that will add a premium to the maintenance charges?

Do online conveyancing companies cover everything a high street Brandesburton solicitor does or do I still need to use a solicitor for the final stages for my conveyancing in Brandesburton?

Where you choose an online conveyancer they should cover all the things your Brandesburton conveyancer will cover.