I am in the process of mortgaging my home in Catton, does my lawyer need to be on the Santander Solicitor panel?
There is nothing to stop you using your solicitor, but Santander will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
Is it correct that all Catton CQS (Conveyancing Quality Scheme) solicitors are on the Coventry BS conveyancing list of approved practices?
Some major lenders now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
We had chosen solicitors with offices in Catton on the Principality solicitor panel. They are now charging me an additional fee for dealing with the Principality mortgage. Is this an additional conveyancing fee specified by Principality?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your property lawyer may levy a fee for this. This charge is not dictated by Principality but by your Catton conveyancing practitioner. Plenty of firms on the Principality panel will quote an ‘acting for lender’ fee and others do not.
How can we know in advance if a Catton conveyancing solicitor on the Nationwide panel is any good?
When it comes to conveyancing in Catton seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer handling your conveyancing.
Me and my brother own a terraced Edwardian house in Catton. Conveyancing lawyer represented me and Santander. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register for 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 Catton and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with your conveyancing lawyer who conducted the conveyancing.
I am looking for a leasehold apartment up to £305k and found one near me in Catton I like with a park and station in the vicinity, however it's only got 51 years on the lease. I can't really find anything else in Catton for this price, so just wondered if I would be making a grave error buying a short lease?
If you require a mortgage the shortness of the lease will likely be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of twenty four months you can request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this.
Should I appoint a Catton conveyancing practitioner based in the vicinity that I am purchasing? We have a good friend who can perform the conveyancing but his firm is located 200miles away.
The primary upside of using a local Catton conveyancing firm is that you can drop in to sign paperwork, hand in your ID and pester them where appropriate. They will also have local knowledge which is a plus. That being said it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and in the main were impressed that must outweigh using an unfamiliar Catton conveyancing lawyer solely due to them being Catton based.