I am considering applying for a Coventry BS mortgage for purchase of a new build (under development) in Swavesey with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Coventry BS ?
In theory, you could use a solicitor that is not on the Coventry BS conveyancing panel, but Coventry BS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
My wife and I purchasing a terrace house in Swavesey. Our aim is to carry out a loft conversion at the property.Will the conveyancing process include investigations to ascertain if these works were previously refused?
Your conveyancer should check the deeds as conveyancing in Swavesey can sometimes reveal restrictions in the title deeds which prevent certain alterations or require the consent of a 3rd party. Some works need local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor before you commit yourself to a purchase.
We have agreed to purchase a house in Swavesey. An unusual aspect is that the roof has a solar panel. Santander have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Santander your lawyer must comply with the formal requirements outlined in Section two of UK Finance Lenders’ Handbook for Santander. The CML Handbook includes minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Santander where a lease fails to satisfy these conditions. The provisions relate to the installation of panels on properties countrywide and is not restricted to Swavesey.
I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Swavesey building society branch on numerous occasions and was told it does not impact the mortgage offer and they would lend. My Swavesey conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend based on their specific requirements. I have no idea who is right.
The property lawyer must follow the CML Handbook section two conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 used Stirling Law a few years past for my conveyancing in Swavesey. I now require my file but the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Swavesey of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been on the look out for a ground for flat up to £305k and found one close by in Swavesey I like with a park and railway links nearby, the downside is that it's only got 49 years on the lease. I can't really find anything else in Swavesey for this price, so just wondered if I would be making a mistake purchasing a short lease?
If you need a home loan the shortness of the lease will likely be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of twenty four months you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this.
Am I better off to instruct a Swavesey conveyancing solicitor in close proximity to the house I am buying? We have a good friend who can conduct the legal work however his firm is located 400kilometers drive away.
The primary upside of using a local Swavesey conveyancing firm is that you can visit the firm to execute documents, present your identification documents and apply pressure on them if necessary. Having local Swavesey know how is a bonus. That being said it's more important to get someone that will do a good and efficient job. If you know people who used your friend and they were happy that should surpass using an unfamiliar Swavesey conveyancing lawyer solely due to them being round the corner.