Are all Tiptree Conveyancing Quality Solicitors on the Co-operative conveyancing list of approved solicitors?
Some major lenders now use CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
The mortgage over my property is with Skipton for my property in Tiptree. 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 BTL mortgage or inform Skipton?
Your original mortgage agreement with Skipton will provide that you need their approval before renting your property as this is likely to be a breach of Skipton’s mortgage conditions. In many cases banks or building societies 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 Skipton directly. You need not do this via a Skipton conveyancing panel lawyer.
I recently had an offer agreed on a house in Tiptree. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an upfront payment of £175. Soon after, the lawyer called me sheepishly admitting that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have recentlydiscovered that Wolstenholmes have been shut down. They carried out my conveyancing in Tiptree for a purchase of a leasehold apartment 9 months ago. How can I establish that the property is in my name in the name of the former proprietor?
The easiest method to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Tiptree conveyancing specialists.
Just had an offer accepted on a new build flat in Tiptree. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Tiptree
Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are architect prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
I am a sole trader planning to lease a unit on the high street. Can you recommend conveyancers offering fixed fees for commercial conveyancing in Tiptree for below 1500k?
We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Tiptree, including the disposal and acquisition of businesses as well as simply premises. Whether you are hoping to buy or sell a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right lawyer. Regarding the fees this will depend on the structure and complexity of the deal. Let us have your contact information or email so as to enable us to furnish you with comprehensive commercial conveyancing quote.
My wife and I are buying a 2 bedroom flat in Tiptree. At the point of instructing our property lawyer, they told us that they were on all major UK mortgage company panels. Our mortgage broker called today to advise that they are not on the Santander approved list. Were it to be true, what should we do? Should we simply pick a different conveyancing practitioner that is on their approved list or should we cover the costs for separate representation, with Santander selecting their own approved property lawyer.
When purchasing a property with mortgage finance it is standard for the purchaser’s solicitors to also act for the purchaser's lender. In order to act for a bank or building society a conveyancer has to be on that lender's list of approved lawyers. An application has to be made by the conveyancing practitioner to the lender to become a member of the lender's panel and there are increasingly strict criteria which the conveyancer has to satisfy. Some building societies now insist their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your conveyancing practitioner should call Santander and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on Santander's conveyancing panel and you may continue to use your own Tiptree solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another solicitor into the mix.