I am getting a mortgage with Santander. I intend to instruct a Licensed Conveyancer in Highcliffe. Does the Santander Conveyancing panel exclude Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
We have rather pushy sellers who has recommended a lock out agreement with a deposit of 5k. Are such agreements sensible?
This type of contract is unusual in Highcliffe, conveyancers will often sway clients away from them as they detract from focusing on the main conveyancing focus and if you end up having your deposit forfeited then the lawyer at best left with an upset client and at worst a litigious one. Secondly, there is no guarantee that just because the proprietor has entered into an exclusivity agreement they will sell to you. They may be tempted to break the contract if they receive a large enough financial inducement to do so because an aggrieved purchaser with the benefit of a lockoutcontract will still be duty bound to establish consequential losses from the breach and these may not compare to the financial benefit that your seller may secure by reneging on the agreement, no matter how morally reprehensible the behaviour is.
What happens if my solicitor is expelled from the Bank of Ireland Solicitor panel ahead of completing my conveyancing in Highcliffe?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I moved into my apartment on 2 January and the transaction details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Highcliffe advises it should be formalised inside ten days. Are transfers in Highcliffe uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Highcliffe registration formalities. Rather than based on location, timescales can adjust subject to who lodges the application, whether there are errors and if the Land registry must send notices to any other parties. Currently in the region of 80% of submission are completed in less than three weeks but some can be subject to longer delays. Historically registration occurs once the buyer has moved in to the premises so an expedited registration is not typically primary concern yet where there is a degree of urgency associated with the registration then you or your solicitor must contact the land registry and explain the circumstances.
Due to the advice of my in-laws I had a survey completed on a house in Highcliffe in advance of retaining lawyers. I have been advised that there is a flying freehold aspect to the house. Our surveyor has said that some banks tend not grant a mortgage on this type of home.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. If you call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Highcliffe. Conveyancing may be slightly more expensive based on your lender's requirements.
In my capacity as executor for the estate of my father I am selling a property in Swansea but I am based in Highcliffe. My conveyancer (approximately 260 kilometers awayneeds me to sign a stat dec prior to completion. Can you recommend a conveyancing lawyer in Highcliffe who can witness this legal document for me?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Highcliffe based