My property lawyer in Edingale has never been on on the Santander Solicitor Panel. Is it possible for me to use my family solicitor notwithstanding that they are excluded from the Santander approved list?
The limited options open to you here include:
- Carry on with your existing Edingale solicitors but Santander will need to use a conveyancer on their list of acceptable firms. This will result in additional total conveyancing charges and cause frustration.
- Find a new solicitor to act in the conveyancing, remembering to check they are Convince your conveyancer to do everything within their powers to join the Santander conveyancing panel
I'm the single recipient of my late father’s estate with all property in now in my sole name, including the house in Edingale. The Edingale property was put into my name in August. I now wish to sell up. I understand that there is a CML 6 month 'rule', which means that my property ownership will be considered the same way as if I'd bought the property in August. Will no one buy the property for half a year?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. Some lenders would take a practical view as this obligation primarily exists to identify subsales or the flipping of properties.
Are all Edingale Conveyancing Quality Solicitors on the Kent Reliance conveyancing list of approved solicitors?
Some major banks and building societies now use CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
I have decided to exercise my right to buy my property in Edingale off the council. I have a mortgage agreed with Leeds Building Society. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Leeds Building Society, you will need to appoint a solicitor on the Leeds Building Society conveyancing panel.
Should our conveyancer be raising enquiries about flooding during the conveyancing in Edingale.
Flooding is a growing risk for lawyers conducting conveyancing in Edingale. There are those who acquire a property in Edingale, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Solicitors are not qualified to give advice on flood risk, however there are a various checks that can be carried out by the purchaser or by their conveyancers which can figure out the risks in Edingale. The conventional set of completed inquiry forms given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the seller to discover if the premises has suffered from flooding. If flooding has previously occurred and is not revealed by the owner, then a buyer could commence a compensation claim resulting from an inaccurate response. A buyer’s lawyers will also carry out an enviro search. This will reveal if there is any known flood risk. If so, more detailed investigations should be initiated.
Due to the encouragement of my in-laws I had a survey completed on a property in Edingale before appointing solicitors. I have been advised that there is a flying freehold aspect to the house. The surveyor has said that some banks will not grant a loan on this type of house.
It depends who your proposed lender is. Santander has different requirements from Nationwide. If you call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Edingale. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Edingale to see if the conveyancing will be more expensive.
What tools are available to identify a Edingale law firm on the Coventry Building Society conveyancing panel? I am a keen cyclist and am happy to travel upto 25miles to meet the conveyancer.
Feel free to make use of the tool on this website. Please choose the bank and your location and you will see a number of Edingale conveyancing lawyers locally. We have listed some Edingale conveyancing firms at the bottom of this page and you can telephone them to verify whether they are on the Coventry Building Society panel
My husband and I are 18 days into a freehold purchase having been recommend to solicitors by the local agent to carry out the conveyancing in Edingale. I am am extremely frustrated with the quality of service. Can you you assist me in finding new conveyancers?
They would need to be very poor to suggest changing them. Has the mortgage been issued? In the event that it has you must advise them of the new contact details and ensure the mortgage documents are re-issued. Your new solicitor ideally needs to be on the banks approved list to avoid added expenses and frustration. So that should be your first question of the new lawyers. The search tool should help you find a bank approved solicitor for your conveyancing in Edingale