I am expecting a mortgage offer from Santander. I would like to retain the legal services of a Licensed Conveyancer in Wombwell. Does the Santander Solicitor panel exclude Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
At what point can the exchange of contracts occur in residential conveyancing in Wombwell and am I required to attend the lawyers office?
Where you are round the corner to one of the conveyancing solicitors in Wombwell you are invited in to sign contracts. That being said, the lender approved solicitors we recommend supply countrywide coverage for conveyancing and give as equally diligent and professional a job for you when communicating with you electronically. The signing of the purchase agreement is not when everything is set in stone. A signed contract simply enables the firm to address the formalities when the time is right, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Wombwell)to be in the office available at the end of the phone to exchange contracts.
Please help - my lawyer says that restrictive coveneant insurance is required on my purchase. What is the level of cover for Wombwell conveyancing?
The appropriate level of restrictive coveneant indemnity insurance should be dictated by who who your lender is. It would differ for example between Lloyds TSB Bank and Leeds Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.
How can we know in advance if a Wombwell conveyancing solicitor on the Co-operative panel is any good?
When it comes to conveyancing in Wombwell getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer carrying out your conveyancing.
I am selling my house. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Co-operative are being a right pain. The Wombwell solicitor who is on the Co-operative conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Wombwell?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Wombwell. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I have been on the look out for a ground for flat up to £305k and found one close by in Wombwell I like with amenity areas and transport links in the vicinity, however it only has 49 years unexpired on the lease. I can't really find anything else in Wombwell suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a home loan that many years will be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you may request that they 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 lawyer about this.