I am obtaining a mortgage with Santander. I intend to use a Licensed Conveyancer in Pevensey. Does the Santander Conveyancing panel include conveyancers regulated by the CLC?

The Santander conveyancing panel 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.

Can you help? My Pevensey lawyer is informing me me that she is duty bound toconduct Pevensey conveyancing searches asthe firm are on the Santanderconveyancing panel. These Pevensey searches cost a lot of money can this be avoided?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer 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 requirements . Even if you were a cash buyer you would be ill advised not to carry out Pevensey conveyancing searches.

Can I be sure that the Pevensey conveyancing solicitor on the Clydesdale panel is any good?

When it comes to conveyancing in Pevensey seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor conducting your conveyancing.

The mortgage over my property is with Coventry BS for my property in Pevensey. Conveyancing has been completed some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Coventry BS?

You must advise Coventry BS in advance of renting your property as this is likely to be a breach of Coventry BS’s mortgage conditions. It may be that Coventry BS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. You need not do this via a Coventry BS conveyancing panel firm.

Bank of Ireland have agreed my home loan in principle, my bid on a apartment in Pevensey has been agreed to, now what?

Your property agent will want to know who your solicitors are (make sure the property lawyers are on the lender’s panel). Contact Bank of Ireland or your broker and finish off any relevant documentation. Bank of Ireland will appoint a valuer who will get in touch with the estate agent or vendor to arrange a slot for the valuation to happen. Once conducted (assuming no problems) it takes about ten days to get a mortgage offer. Bank of Ireland will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Pevensey.

Just had an offer accepted on a new build flat in Pevensey. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Pevensey

There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

I opted to have a survey carried out on a property in Pevensey ahead of instructing lawyers. I have been told that there is a flying freehold overhang to the property. The surveyor has said that some mortgage companies will not give a loan on this type of house.

It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. Should you wish to telephone us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Pevensey. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Pevensey to see if the conveyancing costs will increase in light of this.