I am obtaining a offer of a home loan from Santander. My intention is to use a Licensed Conveyancer in Loddon. Does the Santander Solicitor panel allow for Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
In what way does my ID and proof of funds have anything to do with my conveyancing in Loddon? Why is this being asked of me?
Loddon conveyancing solicitors and indeed property lawyers throughout the UK have an obligation under money laundering regulations to verify the ID of any client with a view to ensure that clients are who they say they are.
Conveyancing clients will need to disclose two forms of certified identification; proof of identity (usually a Passport or Driving Licence) and proof of address (typically a Bank Statement less than 3 months old).
Proof of source of funds is also necessary under the money laundering regulations as solicitors are duty bound to check that the funds you are using to acquire a property (be it the exchange deposit or the total purchase amount where you are a cash purchaser) has originated from a reputable source (such as an inheritance) as opposed to the fruits of criminal activity.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The conveyancers who dealt with the conveyancing in Loddon 4 years ago have long since closed. What are my options?
You no longer need to have the physical official documentation to establish that you are the owner of your registered land or property, given that the Land Registry hold details of all registered land or property electronically.
I am buying a new build house in Loddon with a mortgage from TSB. The developers would not reduce the amount so I negotiated 6k of extras instead. The house builders rep suggested that I not disclose to my conveyancer about this extras as it could impact my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the input of my in-laws I had a survey completed on a house in Loddon in advance of retaining solicitors. I have been advised that there is a flying freehold element to the property. Our surveyor advised that some lenders will not give a loan on this type of premises.
It varies from the lender to lender. Lloyds has different instructions from Nationwide. Should you wish to telephone us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Loddon. Conveyancing will be smoother if you use a solicitor in Loddon especially if they are accustomed to such properties in Loddon.
In what way does the Landlord & Tenant Act 1954 affect my business property in Loddon and how can your lawyers assist?
The particular law that you refer to provides protection to business lessees, granting the a statutory right to make a request to court for a new tenancy and continue in occupation at the end of the lease term. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Loddon is one of the numerous locations in which our lawyers have offices