I am getting a mortgage offer from Santander. I hope to instruct a Licensed Conveyancer in Cross Keys. Does the Santander Solicitor panel allow for Licensed Conveyancers?
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.
Why do I have to pay up front when it comes to conveyancing in Cross Keys?
Where you are retaining lawyers for conveyancing in Cross Keys your solicitor will ask you to provide them with monies to cover the the cost of the conveyancing searches. Generally this is asked for to cover the fees of the Local Authority Search. When the down payment is as part of the sale price then this will be required shortly ahead of contracts are exchanged. The final balance that is needed should be sent to your lawyer a few days ahead of the completion date.
Me and my brother own a 4 bedroom Victorian property in Cross Keys. Conveyancing solicitor acted for me and Skipton Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold under the exact same property. Is it worth asking Skipton Building Society to clarify?
You should review the Freehold register you have again and check the Charges Register as there may be 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 Cross Keys and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing solicitor who conducted the conveyancing.
Due to the encouragement of my in-laws I had a survey completed on a property in Cross Keys prior to retaining lawyers. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies may refuse to give a mortgage on a flying freehold house.
It depends who your proposed lender is. Santander has different requirements for example to Birmingham Midshires. Should you wish to call us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Cross Keys. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Cross Keys to see if the conveyancing costs will increase in light of this.
My lawyers in Cross Keys have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the mortgage company. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a prescribed period?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the lender directly.