I had intended to instruct a conveyancing solicitor in Saffron Walden for our house move. Our broker has since notified us that our mortgage company Santander won't deal with them. Why is this not regarded as unfair competition?
A bank can direct that an approved conveyancer act for it. Borrowers are liable to bear the charges for this. Please make use of our tool to select a solicitor to conduct conveyancing in Saffron Walden on the Santander conveyancing panel.
I had a mortgage agreed in principle with HSBC. Saffron Walden conveyancing solicitors are instructed. How long does it take for HSBC to issue the offer to the solicitor?
There is no definitive answer here. Have HSBC done the survey? Have you informed HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Saffron Walden building society branch on various occasions and was told it does not impact the mortgage offer and they would lend. My Saffron Walden conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their published requirements. Who do I believe?
Your conveyancing practitioner must comply with the CML Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I have instructed a Saffron Walden conveyancing practitioner having made sure that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Saffron Walden postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Saffron Walden.
4 months have gone by since my purchase conveyancing in Saffron Walden concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How can the Landlord & Tenant Act 1954 affect my commercial premises in Saffron Walden and how can you help?
The particular law that you refer to gives security of tenure to commercial lessees, granting the legal entitlement to make a request to court for a renewal tenancy and remain in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and handle your commercial conveyancing in Saffron Walden
Is it true that a Saffron Walden conveyancing practice has court proceedings brought against them by a client for failing to conduct the appropriate conveyancing searches?
Our attention has not be brought to such a Saffron Walden conveyancing claim but according to a recent report, clients acquiring a property elsewhere in England successfully won a claim against their property lawyer as a consequence of development plans to erect a wind farm not being identified in conveyancing searches.
Where you are purchasing in Saffron Walden It is essential that your solicitor purchase all Saffron Walden conveyancing searches needed to ensure you have relevant and up to date information before acquiring a home in Saffron Walden.