I am obtaining a mortgage with Santander. I would like to use a Licensed Conveyancer in Shacklewell. Does the Santander Solicitor panel include Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
Please explain the implications if my lawyer’s firm is expelled from the Nottingham Solicitor panel ahead of completing my conveyancing in Shacklewell?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
My bid for a property was accepted at auction in Shacklewell. Conveyancing is needed. What happens now?
Given that you are now legally bound yourself to purchase you should retain a conveyancing lawyer quickly as you now have a fast approaching deadline in which to complete the deal. Every auction property should have an associated legal pack. This will include evidence of title and search results. In the case of leasehold premises the conveyancing pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You should hand this to the lawyer instructed by you at the earliest opportunity. You also need to ensure that your finances are in place to complete the transaction on the set completion date.
It is unclear whether my lender requires a lease extension. I have called into my local Shacklewell building society branch on numerous occasions and was told they are content with the situation and they would lend. My Shacklewell conveyancing solicitor - who is on the bank conveyancing panel- called to say that they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Your conveyancer has to comply with the CML Handbook Part 2 requirements for your bank. 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
My sealed bid on a house in Shacklewell has been accepted, but there is a chain. The owners have placed an offer on on an apartment, however it’s not yet agreed to, and are looking at other flats booked. I have selected a bricks and mortar conveyancing solicitor in Shacklewell. What should be my next step? When should I get the mortgage application with Principality going?
It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then survey, Shacklewell conveyancing search charges, etc). First, you should ensure that your lawyer is on the Principality conveyancing panel. Concerning the next steps this very much depends on the uniqueness of your case, desire for this property and on the state of the market. During a rising market the majority of home buyers would apply for the mortgage with Principality and arrange for the valuation and only if it was satisfactory would they pay their conveyancing practitioner to press on with searches.
The deeds to our home can not be found. The lawyers who dealt with the conveyancing in Shacklewell 10 years ago have long since closed. Will I be able to sell the house?
Gone are the days when you need to have the physical original deeds to prove you are the owner of your registered land or property, given that the Land Registry have everything they need in a digital format.
My brother-in-law has suggested I instruct a conveyancing solicitor in Shacklewell. I need to find out if they are listed on the bank's conveyancing panel. Could you help?
It’s a good idea call your conveyancer to check if they are on the lender's approved list. Alternatively please call us and we can make some checks for you. Should the firm not be on the bank panel we we can help find a specialist conveyancing solicitor in Shacklewell on the approved list for your mortgage company.