I am getting a mortgage with Santander. I hope to employ the services of a Licensed Conveyancer in Catton. Does the Santander Conveyancing panel allow for Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
When can the exchange of contracts occur in sale conveyancing in Catton and do I need to attend the conveyancers office?
Where you are round the corner to one of the conveyancing solicitors in Catton you are welcome to come in to sign the paperwork. That being said, the lender approved solicitors we work with supply countrywide coverage for conveyancing and give just as comprehensive and professional a job for you when dealing with you electronically. The executing of the contract is not when everything is set in stone. Signing on the dotted line simply enables the conveyancer to officially exchange at the appropriate time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Catton)to be in the office at the appropriate time.
We're in Catton, First time buyers purchasing with a mortgage (lender is HSBC , and our lawyer is on the HSBC conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the HSBC conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
When it comes to lenders such as Santander, do Catton solicitors have to pay a fee to be on the conveyancing panel?
We are not aware of any lender fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
I am purchasing a property in Catton. One unusual aspect is that the roof has a solar panel. Bank of Ireland have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Bank of Ireland your lawyer must comply with the formal instructions contained in Part two of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and solicitors are required to report to Bank of Ireland where a lease does not meet these provisions. The provisions relate to the installation of panels on properties countrywide and is not isolated to Catton.
I am currently in the process of buying my council flat in Catton. I have a mortgage offer with Principality. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Principality, you will need to appoint a solicitor on the Principality conveyancing panel.
I am looking for a flat up to £245,000 and identified one round the corner in Catton I like with a park and transport links nearby, the downside is that it only has 61 years on the lease. There is not much else in Catton in this price bracket, so just wondered if I would be making a grave error buying a short lease?
Should you require a home loan the shortness of the lease will be an issue. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
Is it best to instruct a Catton conveyancing lawyer based in the location that I am purchasing? An old friend can deal with the legal work but her office is over three hundred miles drive away.
The primary upside of using a high street Catton conveyancing firm is that you can pop in to execute documents, deliver your identification documents and apply pressure on them where appropriate. Having local Catton know how is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and they were happy that should trump using an unfamiliar Catton conveyancing lawyer solely due to them being round the corner.