I am obtaining a mortgage offer from Santander. I intend to use a Licensed Conveyancer in Oakleigh Park. Does the Santander Solicitor panel include Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
Do banks and building societies provide you with an approved list of Oakleigh Park conveyancing solicitors? How do you know who is on the Principality conveyancing panel?
Oakleigh Park conveyancing firms themselves provide us confirmation that they are on the Principality conveyancing panel as opposed to being supplied with a list from Principality directly.
Forgive me if this question is silly but I am unexperienced as a first time buyer of a two bedroom flat in Oakleigh Park. Do I pick up the keys to the property on completion from my conveyancer? If so, I will instruct a High Street conveyancing solicitor in Oakleigh Park?
On the day of completion you will not be required to go to the conveyancers office in Oakleigh Park. Conveyancing lawyers for you will arrange to send the purchase money to the seller's solicitors, and shortly after the monies have arrived, you should be invited to receive the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.
I am the sole beneficiary of my late grandmother’s will with all property in now in my sole name, including the house in Oakleigh Park. Conveyancing formalities meant that the Land Registry date was in October. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship may 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 instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. How sensible a view mortgage companies take of it, depend on the bank as this clause is chiefly there to capture the purchase and immediately sell or the flipping of properties.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Oakleigh Park building society branch on a couple of occasions and was told it wasn't a problem and they will lend. My Oakleigh Park conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend in accordance with their published requirements. I have no idea who is right.
The lawyer must comply with the CML Handbook Part 2 conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
Me and my brother have a renovated Georgian house in Oakleigh Park. Conveyancing lawyer represented me and Britannia. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold with the matching address. I'd like to know for sure, how can I find out??
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Oakleigh Park and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with your conveyancing lawyer who conducted the purchase.
Should I go with a Oakleigh Park conveyancing lawyer who is local to the property I am purchasing? We have a good friend who can execute the conveyancing however they are based 200miles away.
The benefit of a local Oakleigh Park conveyancing practice is that you can visit the firm to sign documents, present your ID and apply pressure on them if necessary. Having local Oakleigh Park know how is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and in the main were content that should outweigh using an unfamiliar Oakleigh Park conveyancing solicitor solely due to them being based in the area.
We are considering choosing an online property lawyer as opposed to a Oakleigh Park conveyancing firm. Am I making a mistake?
There are advantages of being able to visit a local Oakleigh Park conveyancing solicitor for example
- signing papers and and when necessary
- sometimes being able to speak to someone face-to-face can make a huge difference, particularly for non-standard conveyancing
- the ability to raise concerns if things go pear-shaped
When comparing fees, look carefully for hidden extras. The majority decent Oakleigh Park high street solicitors give an all-inclusive figure. Often online agents appear to offer low cost prices, but have hidden 'extras' in the fine print.