I am obtaining a offer of a home loan from Santander. I hope to use a Licensed Conveyancer in Bradley Stoke. Does the Santander Solicitor panel exclude conveyancers regulated by the CLC?
The Santander conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
In what way does my ID and proof of funds have anything to do with my conveyancing in Bradley Stoke? Why is this being asked of me?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to check the identification documents of the person or body they are dealing with before they can accept their conveyancing instruction. The Client Care letter that you need to sign will no doubt stipulate this. Your lender will also require certain documents to be checked. Where you refuse to hand over identification documents, your solicitor can not take you on as a client.
I am considering applying for a Barclays mortgage for purchase of a new build (under development) in Bradley Stoke with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Barclays ?
There is nothing to stop you using your solicitor, but Barclays will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
My aunt pointed out to me me that in buying a property in Bradley Stoke there could be a number of restrictions prohibiting external changes to a property. Is this right?
There are anumerous of properties in Bradley Stoke which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Bradley Stoke should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We had appointed conveyancing lawyers locally in Bradley Stoke on the Coventry BS solicitor panel. They have just billed me a supplemental sum for the legal aspects of the Coventry BS mortgage. Is this an additional conveyancing fee set by Coventry BS?
Provided it is contained in their Terms and Conditions or estimate then yes your property lawyer may levy a fee for this. The charge is not set by Coventry BS but by your Bradley Stoke lawyer. Plenty of firms on the Coventry BS panel will levy ’dealing with mortgage’ fee and others do not.
We have a mortgage agreed in principle with Kent Reliance. Bradley Stoke conveyancing practitioners have been appointed. What is the average time that one could expect to receive a mortgage offer from Kent Reliance?
Some lenders take longer than others. Have Kent Reliance completed the survey? Have you advised Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
It has been four months following my purchase conveyancing in Bradley Stoke took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Bradley Stoke differ for newly converted properties?
Most buyers of new build or newly converted property in Bradley Stoke contact us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is built. This is because builders in Bradley Stoke tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Bradley Stoke or who has acted in the same development.