I am in the market for a reasonably priced property lawyer. Do I opt for a nationwide conveyancer rather than a high street Lyddington conveyancing solicitor?
In the main conveyancing practitioners in your neck of the woods will have good alliances with your local authority, which could help with your Lyddington conveyancing searches that your lawyer will need to carry out. It can only help if they have good relationships with the Land Registry covering your area Lyddington, other property lawyers in the neighbourhood and Lyddington property agents.
Please help. My Lyddington solicitor is advising me that he has toapply for Lyddington conveyancing searches asthe firm are on the Santanderconveyancing panel. Do I not have a choice here?
You have limited options available to you. Given that you are taking out a loan with a lender your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Lyddington conveyancing searches.
I am the single beneficiary of my late grandmother’s estate with all property in now in my sole name, including the house in Lyddington. Conveyancing formalities meant that the Land Registry date was in October. I plan to dispose of the house. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership could be regarded the same way as if I'd bought the house in October. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. Some banks would take a sensible view as this provision is principally there to pick up on subsales or the quick reselling of properties.
Are all Lyddington Conveyancing Quality Solicitors on the Kent Reliance conveyancing panel?
A selection of banks and building societies now use CQS as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
We had chosen conveyancers located in Lyddington on the Yorkshire BS solicitor approved list. They have just billed me an additional fee for handling the Yorkshire BS mortgage. Is this a supplemental conveyancing fee set by Yorkshire BS?
Provided it is contained in their Terms of Engagement or Quote then yes your solicitor can levy a fee for this. The charge is not set by Yorkshire BS but by your Lyddington solicitor. Some firms on the Yorkshire BS panel will quote ’dealing with mortgage’ fee and others do not.
Do I need to take out insurance to protect me from financial exposure to chancel repairs when acquiring a house in Lyddington?
Unless a prior acquisition of the house completed post 12 October 2013 you can take it that conveyancing practitioners handling conveyancing in Lyddington to continue to suggest a chancel search and or insurance against a claim.
I have been on the look out for a leasehold apartment up to £235,500 and found one close by in Lyddington I like with amenity areas and transport links nearby, however it's only got 52 years on the lease. I can't really find anything else in Lyddington suitable, so just wondered if I would be making a grave error acquiring a short lease?
If you require a home loan that many years may be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.
Given that I am about to spend hundreds of thousands of pounds on a terraced house in Lyddington I wish to talk to a lawyer concerning thehouse move in advance of appointing the firm. Is this something that you can arrange?
Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer due to be carrying out your property ownership legalities in Lyddington.There is no ‘factory style conveyancing’ - each client is an important person, not a case number. The solicitors that we put you in touch with believe that the fees you are quoted for your conveyancing in Lyddington should be the amount on the final invoice that you end up paying.