I am getting a mortgage with Santander. My intention is to use a Licensed Conveyancer in Chaddesley Corbett. Does the Santander Conveyancing panel allow for Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
It is unclear whether my mortgage offer requires a lease extension. I have called into my local Chaddesley Corbett building society branch on various occasions and was reassured it wasn't a problem and they will lend. My Chaddesley Corbett conveyancing solicitor - who is on the lender conveyancing panel- called to say that they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the lawyer is on the lender approved list, she or he must follow the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
HSBC have agreed my home loan in principle, my bid on a house in Chaddesley Corbett has been agreed to, now what?
Your estate agent will wish to be informed of your solicitor's details (make sure the solicitors are on the lender’s panel). Contact HSBC or your broker and complete any outstanding paperwork. HSBC will appoint a valuer who will get in touch with the selling agent or owners to schedule a slot for the valuation to happen. Once conducted (assuming no problems) it takes approximately a week to get a mortgage offer. HSBC will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Chaddesley Corbett.
Our offer on a semi in Chaddesley Corbett has been agreed to, the vendors do nevertheless have a connected purchase. The owners have placed an offer on a flat, however it’s not yet agreed to, and are looking at other apartments booked. I have instructed a local conveyancing solicitor in Chaddesley Corbett. What should be my next step? When do I get the mortgage application with Santander started?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx £1k, then valuation, Chaddesley Corbett conveyancing search charges, etc). The first course of action is to ensure that your lawyer is on the Santander conveyancing panel. Concerning the next stages this very much depends on the specifics of your transaction, attraction to this property and on the state of the market. In a buoyant market the majority of purchasers would apply for the mortgage with Santander and arrange for the valuation and only if it was satisfactory would they ask their lawyer to move forward with searches.
Should our conveyancer be making enquiries concerning flooding as part of the conveyancing in Chaddesley Corbett.
The risk of flooding is if increasing concern for lawyers dealing with homes in Chaddesley Corbett. There are those who acquire a house in Chaddesley Corbett, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to impart advice on flood risk, but there are a numerous searches that may be carried out by the purchaser or on a buyer’s behalf which can figure out the risks in Chaddesley Corbett. The standard information given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual question of the owner to determine if the property has historically flooded. In the event that the residence has been flooded in past which is not revealed by the vendor, then a purchaser could commence a compensation claim stemming from an inaccurate reply. The buyer’s lawyers will also commission an environmental search. This should higlight whether there is any known flood risk. If so, more detailed investigations should be initiated.
The deeds to our home are lost. The conveyancers who conducted the conveyancing in Chaddesley Corbett 10 years ago no longer exist. What do I do?
As long as you have a registered title the information relating to your proprietorship will be retained by the Land Registry with a Title Number. It is easy to execute a search at the Land Registry, find your house and order current copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will usually hold a file copy of the Registered Lease and again, a copy can be ordered for a small fee.
Given that I will soon part with 450k on 3 bedroom house in Chaddesley Corbett I wish to talk to a conveyancer concerning theconveyancing before instructing the firm. Is this something that you can arrange?
Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor who will be conducting your conveyancing in Chaddesley Corbett.There is no ‘factory style conveyancing’ - each client is an important person, not a matter number. The practices that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Chaddesley Corbett should be the figure that you end up paying.
A conveyancing firm dealt with my conveyancing in Chaddesley Corbett half a dozen years past having retained my deeds but has since been shut down – What can I do to retreive these?
Title deeds, as such, are no longer appropriate for the majority of homes in Chaddesley Corbett are recorded electronically at Land Registry. Should you need to prove ownership or are disposing of or re-mortgaging your conveyancing practitioner should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.