We are getting the release of further funds on our home loan from Santander as we want to conduct improvements to our house in Desborough. Do we need to choose a high street Desborough solicitor on the Santander conveyancing panel to deal with the paperwork?
Santander don't usually instruct a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander panel.
I am expecting a DIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Desborough solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?
You will need to appoint Desborough solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
RBS have agreed my mortgage in principle, my offer on a flat in Desborough has been agreed to, now what?
Your property agent will want to be informed of your lawyer's details (ensure that the lawyers are on the bank’s approved list). Contact RBS or your financial adviser and finalise any outstanding paperwork. RBS will appoint a valuer who will get in touch with the selling agent or vendor to book a time for the valuation to take place. Once conducted (assuming no problems) it takes on average ten days to receive the mortgage offer. RBS will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Desborough.
I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to have this when buying a residence in Desborough? or I am told that there is a law dating back centuries that means some owners of property residing in a parish church boundary may be liable to pay for repairs to the chancel in proximity to the church. Is this appropriate for conveyancing in Desborough?
Unless a prior purchase of the property completed post 12 October 2013 you could assume that solicitors carrying out conveyancing in Desborough to remain encouraging a chancel search and or chancel repair liability policy.
The deeds to our property are lost. The lawyers who conducted the conveyancing in Desborough 10 years ago have long since closed. What are my next steps?
In today’s world there are duplicates made of almost everything, and your lawyer will be aware precisely where to look for all the appropriate documentation so you can purchase or sell your house without any difficulty. If duplicates are not available, your solicitor may be able to put in place insurance or indemnities against possible claims on your premises.
I have been on the look out for a ground for flat up to £195,000 and found one close by in Desborough I like with a park and station in the vicinity, the downside is that it only has 49 remaining years left on the lease. There is not much else in Desborough for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a mortgage that many years will be a potential deal breaker. Discount the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.
My husband and I are FTB’s - had an offer accepted, yet the selling agent advised that the vendor will only go ahead if we use the agent's chosen lawyers as they need an ‘expedited deal’. We would rather use a high street solicitor who is accustomed to conveyancing in Desborough
We suspect that the seller is not behind this ultimatum. Should the vendor want ‘a quick sale', turning down a serious purchaser is likely to cause more damage than good. Speak to the vendors direct and make sure they comprehend that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you will continue to instruct your preferred Desborough conveyancing firm - as opposed tothe ones that will give their negotiator at the agency a commission or meet his conveyancing figures pre-set by corporate headquarters.
My estate agent has suggested using their solicitor for my conveyancing in Desborough - Surely it’s advisable to just instruct them?
You need to establish if the estate agent is recommending a conveyancer or introducing to a solicitor. There are plenty of Desborough selling agents who recommend two or three Desborough conveyancing firms purely based on those lawyers offering a great service.