I am obtaining a mortgage with Santander. I hope to use a Licensed Conveyancer in Thatcham. Does the Santander Solicitor panel include Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel solicitor as I would much rather appoint a specialised conveyancing solicitor in Thatcham?
Do check but the the probability is that appoint one of their panel solicitors if you want the "fee-free" deal. Speak to the mortgage company to determine if they make available a monetary alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor in Thatcham.
I'm the single beneficiary of my late father’s estate with all property in now in my sole name, including the house in Thatcham. Conveyancing formalities meant that the Land Registry date was in January. I plan to dispose of the house. I do know about the CML six month 'rule', which means that my property ownership could be treated the same way as if I'd bought the house in January. Will no one buy the property for half a year?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. Most lenders would take a sensible view as this clause chiefly exists to capture subsales or the wholesaling and assigning of properties.
When it comes to lenders such as Yorkshire BS, do Thatcham conveyancing practitioners have to pay a fee to be on the conveyancing panel?
We are not aware of any lender fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
I currently have a mortgage with Lloyds for my property in Thatcham. Conveyancing has been completed some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Lloyds?
Your original mortgage agreement with Lloyds will provide that you need their approval prior to letting out your property as this is likely to be a breach of Lloyds’s mortgage conditions. It may be that Lloyds 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 Lloyds directly. It should not be necessary to do this via a Lloyds conveyancing panel firm.
My friend advised me that where I am buying in Thatcham I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Thatcham conveyancing searches. It is not a small document of about 40 pages, listing and detailing significant information about Thatcham around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Thatcham Education with plans and statistics, Local Amenities and other useful data regarding Thatcham.
I am selling my property. My former solicitors have shut. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Thatcham if that makes a difference.
Please use our search tool to help you find a solicitor for your conveyancing in Thatcham. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.