I am expecting a mortgage with Santander. I intend to retain the legal services of a Licensed Conveyancer in Hightown. Does the Santander Solicitor panel exclude Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
At what point can the exchange of contracts take place for sale conveyancing in Hightown and do I need to attend the lawyers office?
Where you are near to our conveyancing solicitors in Hightown you are invited in to sign contracts. That being said, the law practices we work with supply a countrywide conveyancing service and provide just as diligent and professional a job for you when communicating with you by post or email. The signing of the property agreement is not when everything is set in stone. Signing on the dotted line is necessary for the firm to address the formalities at the appropriate time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Hightown)to be in the office at the appropriate time.
My flat in Hightown is up for sale and I have a purchaser. Will the conveyancer need to be on the Santander conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Santander conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently currently.
I am buying a end of terrace house in Hightown. Our aim is to carry out an extension to the side at the house.Will legal work on the property involve enquiries to determine if these alterations were previously refused?
Your property lawyer will review the registered title as conveyancing in Hightown can sometimes identify restrictions in the title deeds which restrict certain alterations or necessitated the consent of another owner. Certain extensions require local authority planning consent and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
My lawyer has informed me that lack of building regulations insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Hightown?
The appropriate level of lack of building regulations indemnity insurance should be dictated by who your lender. It would differ for example between Birmingham Midshires and Chelsea Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.
When it comes to lenders such as Yorkshire BS, do Hightown lawyers face a fee to be on the list of approved solicitors?
We are not aware of any lender fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
Over the last few months I have been searching for a ground for flat up to £245,000 and found one near me in Hightown I like with open areas and station in the vicinity, however it only has 49 years on the lease. I can't really find anything else in Hightown in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a mortgage the shortness of the lease may be a potential deal breaker. Discount the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.