I am hoping to receive a mortgage with Santander. I intend to employ the services of a Licensed Conveyancer in Flackwell Heath. Does the Santander Conveyancing panel allow for Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
I'm at the point of looking at apartments in Flackwell Heath and I am about to put in an offer. Should I already have a conveyancer in place at this stage? I am planning to take a mortgage with Bank of Ireland.
You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. As you are obtaining a mortgage with Bank of Ireland, make sure you remember to check that your lawyer is on the Bank of Ireland conveyancing panel.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Flackwell Heath property lawyer on the Lloyds panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I am due to exchange contracts on my flat. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being problematic. The Flackwell Heath solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
How does conveyancing in Flackwell Heath differ for new build properties?
Most buyers of new build premises in Flackwell Heath contact us having been asked by the seller to sign contracts and commit to the purchase even before the premises is finished. This is because house builders in Flackwell Heath usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Flackwell Heath or who has acted in the same development.
How difficult is it to switch conveyancer as I have to instruct a firm on the Halifax conveyancing panel. I instructed a local conveyancing solicitor in Flackwell Heath five minutes from me but he is not approved by Halifax
We will our best to assist in finding you a conveyancing solicitor in Flackwell Heath on the Halifax panel. Please note that the property lawyers that we work with do not pay us fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Flackwell Heath. In making use of search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Flackwell Heath.
We are about to buying a home in Flackwell Heath. Conveyancing is not over but we would like keep the amount we are are purchasing for private from the likes of Nestoria. Is this possible and how?
The Land Registry by statute are required to disclose price paid information on the official title for residential properties nationwide which includes properties in Flackwell Heath. The register of ownership is an open document, so HMLR would be breaking the law excluded specific properties such as your one in Flackwell Heath.
In essence you can ask HMLR to withhold the amount paid entry but the answer will be in the negative.