I am obtaining a mortgage offer from Santander. My intention is to retain the legal services of a Licensed Conveyancer in Bromham. Does the Santander Conveyancing panel include Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
AssumingI was to purchase a straightforward propertyin Bromham for cash and have no survey and no conveyancing searches how much would I expect to have to pay for conveyancing in Bromham?
The sole saving you would achieve is the Bromham conveyancing searches. Your conveyancing practitioner is required to do the vast majority of work - money laundering, liaising with the vendors conveyancing practitioner, stamp duty return, register the property etc. You might save a bit for them not needing to register a mortgage but it won't be a lot.
At what point can the exchange of contracts occur in domestic conveyancing in Bromham and am I required to be at the solicitors branch?
Where you are round the corner to our conveyancing solicitors in Bromham you are invited in to sign contracts. That being said, the lender approved solicitors we work with supply countrywide coverage for conveyancing and provide just as comprehensive and professional a job for you when dealing with you digitally. The signing of the contract is not when everything is set in stone. A signed contract simply enables the conveyancer to exchange contracts at the appropriate time, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Bromham)to be in the office available at the end of the phone to exchange contracts.
I have 70 years unexpired on my lease and need a lease extension for my apartment in Bromham. Conveyancing solicitors on the Tesco Bank panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 2/7/2025 the requirements read as follows :
I have been told that property searches are the main reason for stalling in Bromham conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of delays in the conveyancing process. Local searches are unlikely to be the root cause of slowing down conveyancing in Bromham.
I'm purchasing my first flat in Bromham benefiting from help to buy. The sellers refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The property agent told me not reveal to my lawyer about the deal as it would affect my loan with Lloyds TSB Bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.