I had intended to instruct a property lawyer in Greenfield for our house move. Our broker informed us that our mortgage company Barclays Direct won't deal with them. Why is this not regarded as unduly restrictive?
A bank will insist on a panel solicitor act for it. You would be expected to meet the cost of this. Do use our tool to find a solicitor to conduct conveyancing in Greenfield on the Barclays Direct member panel.
We are buying a terrace house in Greenfield. We would like to carry out an extension to the side at the property.Will the conveyancing process involve investigations to ascertain if these works are permitted?
Your solicitor should review the registered title as conveyancing in Greenfield will on occasion identify restrictions in the title documents which prevent certain changes or require the permission of a 3rd party. Some extensions require local authority planning consent and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these issues with a surveyor prior to committing yourself to a purchase.
We previously selected conveyancing lawyers located in Greenfield on the HSBC solicitor panel. They are now charging me a separate fee for the legal aspects of the HSBC mortgage. Is this a supplemental conveyancing fee set by HSBC?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your conveyancing practitioner is entitled to levy a fee for this. The charge is not dictated by HSBC but by your Greenfield solicitor. Plenty of firms on the HSBC panel will levy an ‘acting for lender’ fee but plenty of practices include it on their overall fee.
Last month we had a mortgage agreed in principle with Santander. Greenfield conveyancing solicitors are instructed. What is the average time that one could expect to receive a mortgage offer from Santander?
There is no definitive answer here. Have Santander done the valuation? Have you advised Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
What can a local search reveal concerning the property I am purchasing in Greenfield?
Greenfield conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations for example Xpress Legal The local search is essential in every Greenfield conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your new home. The search will provide information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
I have been on the look out for a ground for flat up to £305k and identified one close by in Greenfield I like with amenity areas and station nearby, the downside is that it's only got 51 years on the lease. I can't really find anything else in Greenfield for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a mortgage the remaining unexpired lease term will likely be problematic. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.
I am looking for a conveyancing lawyer in Greenfield for my home move. Can I check a firm’s record with the profession’s regulator?
You may find documented Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find information Pre 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The SRA may monitor telephone calls for training purposes.