I am obtaining a mortgage offer from Santander. I intend to retain the legal services of a Licensed Conveyancer in Northamptonshire. 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 Council of Licensed Conveyancers.
My friend suggested that where I am buying in Northamptonshire I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes included in the estimate for your Northamptonshire conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Northamptonshire around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Northamptonshire Education with maps and statistics, Local Amenities and other useful data concerning Northamptonshire.
Despite weeks of looking the Title Certificate and documents to my property can not be found. The solicitors who dealt with the conveyancing in Northamptonshire 5 years ago have long since closed. What are my options?
Assuming you have a registered title the details of your ownership will be evidenced by HMLR with a Title Number. It is possible to perform a search at the Land Registry, identify your house and obtain up to date copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will in most cases hold a file duplicate of the Registered Lease and again, a copy can be obtained for a small fee.
I'm buying my first flat in Northamptonshire with a loan from Yorkshire Building Society. The developers refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not disclose to my conveyancer about the side-deal as it will affect my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
How do I use your search tool to select a conveyancing lawyer in Northamptonshire on the panel for my lender?
1st pick a mortgage company such as Nationwide Building Society, Norwich and Peterborough Building Society or Bank of Ireland then specify your preferred area for example Northamptonshire. Conveyancing firms in Northamptonshire and beyond will then be listed.
I have miscalculated my finances and am a few thousand pounds short a 10% deposit on my house purchase in Northamptonshire , but I am keen go ahead. Do I have options?
You can accept a lesser deposit. Many property owners will agree to a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute