My mortgage broker has requested my Melbourn law firm’s panel reference for the Santander conveyancing panel. What is the best way to discover this. I have called my local Melbourn branch but they have not responded to me.
The sensible thing to do is ask for this information from your Melbourn solicitor . Most Melbourn law practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
Some advice if I may. My Melbourn solicitor is advising me that she is duty bound toapply for Melbourn conveyancing searches becausethe firm are on the Santandersolicitor panel. Is this really necessary?
You have limited options available to you. Given that you are taking out a loan with a bank your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Melbourn conveyancing searches.
Are all Melbourn Conveyancing Quality Solicitors on the Skipton conveyancing panel?
A selection of lenders now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
We had chosen conveyancers with offices in Melbourn on the Lloyds solicitor panel. They have just billed me an additional amount for dealing with the Lloyds mortgage. Is this a supplemental conveyancing fee specified by Lloyds?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your solicitor is entitled to levy a fee for this. The fee is not dictated by Lloyds but by your Melbourn lawyer. Some firms on the Lloyds panel will quote an ‘acting for lender’ fee and others do not.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Melbourn property lawyer on the Coventry BS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
My husband and I are FTB’s - had an offer accepted, but the estate agent has warned us that the vendor will only issue a contract if we instruct the agent's preferred solicitors as they need an ‘expedited deal’. We would rather use a high street solicitor who is familiar with conveyancing in Melbourn
It is unlikely the vendors are behind this. If they want ‘a quick sale', alienating a genuine purchaser is is going to put the whole deal at risk. Contact the vendors directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)however you are going to instruct your preferred Melbourn conveyancing firm - rather thanthose that will give their estate agent a introducer fee or hit his conveyancing thresholds pre-set by senior management.
I am on look out for some leasehold conveyancing in Melbourn. Before I set the wheels in motion I require certainty as to the number of years remaining on the lease.
Assuming the lease is recorded at the land registry - and 99.9% are in Melbourn - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I invested in buying a 2 bed flat in Melbourn, conveyancing having been completed in 1999. Can you work out an approximate cost of a lease extension? Similar properties in Melbourn with a long lease are worth £179,000. The ground rent is £65 yearly. The lease terminates on 21st October 2079
You have 58 years left to run we estimate the price of your lease extension to range between £25,700 and £29,600 as well as costs.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.