I am hoping to receive a offer of a home loan from Santander. I intend to enlist the help of a Licensed Conveyancer in Cranford. Does the Santander Conveyancing panel exclude Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
My wife and I are soon to complete buying a house in Cranford but as a result of wreckage from the recent storms I have managed to agree reparation from the seller of six thousand pounds by way of a deduction in the price. This was going to be dealt with as part of a side agreement but Bank of Ireland will not permit this. Why were they approached?
Your conveyancing practitioner being on a Bank of Ireland conveyancing panel is duty bound to disclose to Bank of Ireland of any amendments to the purchase price. If you prohibit your lawyer to disclose the reduction to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new conveyancing practitioner for your conveyancing in Cranford.
It is is a decade since I purchased my home in Cranford. Conveyancing lawyers have recently been instructed on the sale but I am unable to locate the deeds. Is this a problem?
Don’t worry too much. Firstly the deeds may be kept by your lender or they may be in the possession of the conveyancers who acted in your purchase. Secondly in most cases the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. Most conveyancing in Cranford relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.
I have an AIP. The bank mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would prefer to use a high street conveyancing solicitor in Cranford?
Do check but the the probability is that give you one of their panel lawyers where you take up the "fee-free" offer. Speak to the mortgage company to check if they offer you a monetary alternative. Some banks have previously offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Cranford.
Despite weeks of looking the Title Certificate and documents to my home are lost. The lawyers who dealt with the conveyancing in Cranford 4 years ago have long since closed. What do I do?
In today’s world there are copies made of almost everything, and your conveyancer should be aware exactly where to look for all the appropriate paperwork so you may buy or dispose of your property without a hitch. Where duplicates are not available, your lawyer can arrange cover in the form of insurance or indemnities protecting you against possible claims on your premises.
Due to the input of my in-laws I had a survey completed on a house in Cranford ahead of appointing conveyancers. I have been advised that there is a flying freehold aspect to the house. Our surveyor has said that some mortgage companies will refuse to give a mortgage on a flying freehold premises.
It depends who your proposed lender is. Lloyds has different requirements from Halifax. If you contact us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Cranford. Conveyancing may be slightly more expensive based on your lender's requirements.