I am expecting a mortgage with Santander. I intend to employ the services of a Licensed Conveyancer in Tilehurst. Does the Santander Conveyancing panel allow for Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
Can you explain why leasehold purchase conveyancing in Tilehurst is more expensive?
In short, leasehold conveyancing in Tilehurst and Berkshire usually involve more hours of investigation compared to freehold transactions. This includes reviewing the lease, communicating with the landlord about serving required notices, securing current service charge and management information, procuring the freeholder’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different owners have owned the lease since it was first granted.
My Conveyancer in Tilehurst has never been on on the Yorkshire Building Society Approved Panel. Can I still continue with my family solicitor notwithstanding that they are not on the Yorkshire Building Society approved list?
The limited options open to you here include:
- Carry on with your preferred Tilehurst solicitors but Yorkshire Building Society will need to retain a solicitor on their panel. This will inevitably rack up the total legal fees as well as cause frustration.
- Choose a new practitioner to act in the purchase, not forgetting to check they are on the Yorkshire Building Society panel
Will our lawyer be raising enquiries about flooding during the conveyancing in Tilehurst.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Tilehurst. Some people will acquire a property in Tilehurst, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Lawyers are not qualified to impart advice on flood risk, however there are a number of searches that can be initiated by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Tilehurst. The standard completed inquiry forms supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the owner to determine whether the property has suffered from flooding. In the event that flooding has previously occurred which is not notified by the seller, then a purchaser could bring a legal claim for losses as a result of such an inaccurate answer. A purchaser’s solicitors should also order an environmental report. This will reveal whether there is any known flood risk. If so, further investigations will need to be initiated.
Can you please clarify what options are open to me if my Tilehurst conveyancing searches shows negative entries?
Normally, the majority of concerns arising from Tilehurst conveyancing search results can be addressed prior to completion or indemnity insurance may be put in place. You should note that even though you may be acquiring the property and may be content to live with the search results, your mortgage lender may not, and when all said and done the decision rests with them.