I am getting a mortgage offer from Santander. My intention is to instruct a Licensed Conveyancer in Henllys. Does the Santander Conveyancing panel allow for Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
How do I discover of the solicitor handling my conveyancing in Henllys is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Halifax thus paying £192.00 in another set of conveyancing bill.
Please do take advantage of the search tool on this page. Please choose the lender and type ‘Henllys’ or your preferred area and you will be presented with a number of lawyer located in Henllys or by proximity to you.
Should commercial conveyancing searches reveal proposed roadworks that could impact a commercial property in Henllys?
Many commercial conveyancing solicitors in Henllys will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Henllys. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Henllys.
For each commercial conveyancing transaction in Henllys it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Henllys commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Henllys.
4 months have elapsed since my purchase conveyancing in Henllys concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Henllys is the location of the property. What do you suggest?
Flying freeholds in Henllys are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Henllys you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Henllys may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Me and my partner are expecting to complete buying a property in Henllys but as a result of wreckage from the recent storms I have agreed reparation from the vendor of four thousand pounds taking the form of a deduction in the price. I had intended this to be dealt with as part of the conveyancing process however the lender will not permit this. Why were they informed?
The property lawyer that is on the lender conveyancing panel is obliged to advise the bank of any variations to the purchase price. If you prohibit your lawyer to disclose the price change to your mortgage company then they would need to refrain from representing you and the bank.