I am expecting a mortgage offer from Santander. I hope to retain the legal services of a Licensed Conveyancer in Biggleswade. Does the Santander Conveyancing panel include conveyancers regulated by the CLC?
The Santander conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
My wife and I have just acquired a house in Biggleswade. We have noticed several issues with the property which we believe were overlooked in the conveyancing searches. What action can we take? Can you clarify the nature of searches that should have been conducted for conveyancing in Biggleswade?
The query is vague as to the nature of the problems and if they are relate to conveyancing in Biggleswade. Conveyancing searches and investigations undertaken during the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, the vendor answers a document called a Seller’s Property Information Form. answers provided is inaccurate, then you may have a claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Biggleswade.
I had intended to instruct a conveyancing solicitor in Biggleswade for our home move. Our financial adviser informed us that our mortgage lenders Accord Mortgages Ltd won't deal with them. Surely this is unfair competition?
A mortgage company may require an approved conveyancer act for it. Borrowers are liable to bear the cost of this. Do use our tool to get a quote from a solicitor to conduct conveyancing in Biggleswade on the Accord Mortgages Ltd approved list of solicitors.
We have agreed to purchase a house in Biggleswade. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Skipton be concerned?
Given that your lender is Skipton your lawyer must check the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for Skipton. The Council of Mortgage Lenders’ Handbook includes minimum provisions for solar panel roof-space leases, and lawyers are required to report to Skipton where a lease does not comply with these requirements. The conditions relate to the installation of panels on properties nationwide and is not limited to Biggleswade.
The formalities of my remortgage has taken place for my property in Biggleswade. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I have finally had an offer on an apartment in Biggleswade accepted, but there is a chain. The vendors have offered on a flat, but it’s not yet agreed to, and have viewings of other properties booked. I have selected a nearby conveyancing solicitor in Biggleswade. What should be my next step? At what point should I apply for the mortgage with Yorkshire BS?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx one thousand pounds, then valuation, Biggleswade conveyancing search charges, etc). First, you should check that your conveyancer is on the Yorkshire BS approved list. As to the next phase this very much depends on the uniqueness of your transaction, motivation for the property and on the state of the market. During a rising market many buyers will apply for the mortgage with Yorkshire BS and pay for the valuation and only if it was satisfactory would they ask their lawyer to proceed with searches.
I work for a reputable estate agency in Biggleswade where we see a few flat sales jeopardised due to short leases. I have received inconsistent advice from local Biggleswade conveyancing solicitors. Please can you clarify whether the seller of a flat can instigate the lease extension formalities for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I inherited a 2 bed flat in Biggleswade, conveyancing having been completed in 1999. How much will my lease extension cost? Corresponding properties in Biggleswade with a long lease are worth £206,000. The ground rent is £45 invoiced every year. The lease ends on 21st October 2091
You have 66 years left to run we estimate the premium for your lease extension to range between £11,400 and £13,200 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.
Do all mortgage companies provide you with an approved list of Biggleswade solicitors? How do you know who is on the mortgage company conveyancing panel?
Biggleswade firms and firms conducting conveyancing in Biggleswade themselves provide us confirmation that they are on the bank conveyancing panel as opposed to being supplied with a list from the mortgage company directly.