I am getting a mortgage offer from Santander. My intention is to retain the legal services of a Licensed Conveyancer in Norfolk Broads. Does the Santander Conveyancing panel include Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
My partner and I have just purchased a house in Norfolk Broads. We have noticed several problems with the property which we suspect were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that should have been carried out as part of conveyancing in Norfolk Broads?
It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Norfolk Broads. Conveyancing searches and due diligence initiated during the buying process are carried out to help avoid problems. As part of the legal transfer of property, a property owner completes a questionnaire called a SPIF. answers is incorrect, you may have a misrepresentation claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Norfolk Broads.
Have just purchased a repossessed house at auction in Norfolk Broads. Conveyancing is needed. What is next?
Now that you have exchanged you will need to retain a conveyancing solicitor quickly as you will have a fast approaching a drop dead date to complete the purchase. Every auction property will ordinarily have a corresponding auction pack. This will likely include evidence of title and search results. If you have purchased leasehold premises the auction papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You need to pass this on to the lawyer working for you at the earliest opportunity. You also need to ensure that you have funds in order to complete the transaction on the set completion date.
My stepmother informed me that in buying a property in Norfolk Broads there could be a number of restrictions limiting what one can do in terms of external changes to a property. Is this right?
There are anumerous of properties in Norfolk Broads which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Norfolk Broads should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Norfolk Broads conveyancing practitioner on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
I'm purchasing my first flat in Norfolk Broads with the aid of help to buy. The developers would not budge the price so I negotiated five thousand pounds worth of additionals instead. The estate agent suggested that I not to tell my lawyer about the deal as it could affect my loan with Skipton Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I opted to have a survey completed on a house in Norfolk Broads in advance of retaining solicitors. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some banks will not grant a loan on a flying freehold house.
It depends who your proposed lender is. Santander has different instructions from Nationwide. Should you wish to call us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Norfolk Broads. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Norfolk Broads to see if the conveyancing costs will increase in light of this.