My financial adviser has asked me for my Canton law firm’s panel reference for the Santander conveyancing panel. How do I discover this. I have contacted my local Canton office but they don't know it.
The sensible thing to do is ask for this information from your Canton lawyer . Most Canton conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
Is there a reason why leasehold purchase conveyancing in Canton costs more?
Canton leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.
I am selling my flat in Canton. Will my conveyancer need to be on the Skipton conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Skipton conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently at the moment.
I am helping my niece sell her house in Canton. Does the solicitor order the energy assessment or should I organise this?
Following the abolition of Home Information Packs, energy performance certificates was kept a required part of moving property. An energy assessment should be commissioned before the property is put on the market. This is not a task that lawyers normally arrange. Where you are using a Canton conveyancing practitioner they may be able to arrange energy assessments given their contacts with long established Canton energy assessors
Can I be sure that the Canton conveyancing solicitor on the Skipton panel is any good?
When it comes to conveyancing in Canton obtaining 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 advertising the lowest fees. We would always suggest that you speak with the lawyer handling your transaction.
I have today made my last payment due on my mortgage with Leeds Building Society. I assume I don't need a Canton solicitor on the Leeds Building Society panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
Are there restrictive covenants that are commonly picked up during conveyancing in Canton?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Canton. 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 am buying my first flat in Canton benefiting from help to buy. The sellers would not move on the price so I negotiated £7000 of extras instead. The estate agent told me not disclose to my solicitor about this deal as it may adversely affect my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.