I am expecting a offer of a home loan from Santander. I would like to use a Licensed Conveyancer in Oundle. Does the Santander Conveyancing panel exclude 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.
Last January we completed a house move in Oundle. We have noticed several problems with the property which we consider were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been carried out as part of conveyancing in Oundle?
It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Oundle. Conveyancing searches and investigations initiated as part of the legal transfer of property are designed to help avoid problems. As part of the process, the vendor fills in a questionnaire referred to as a SPIF. answers proves to be misleading, then you may have a claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Oundle.
How up to date is your search tool for Oundle conveyancing solicitors on the Principality conveyancing panel? Do Principality send you an updated list?
Oundle 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.
What happens if my solicitor is expelled from the RBS Conveyancing panel ahead of completing my conveyancing in Oundle?
The first thing to point out is that, 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 got the keys to my house on 7 November and my personal details are still not registered. Any reason for this? My conveyancing solicitor in Oundle advises it would be registered inside ten days. Are transfers in Oundle uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Oundle registration formalities. Rather than based on location, timescales can vary subject to who lodges the application, whether it is in order and if the Land registry communicate with any other parties. Currently approximately 80% of submission are completed within 12 days but some can be subject to extensive hold-ups. Registration occurs after the new owner is living at the premises therefore an expedited registration is not always an essential issue but where it is urgent that the the registration takes place urgently then you or your conveyancer could contact the land registry and explain the circumstances.
I am purchasing a new build house in Oundle with a mortgage from Alliance & Leicester . The builders refused to budge the price so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not disclose to my conveyancer about this side-deal as it may adversely affect my mortgage with Alliance & Leicester . Do I keep my lawyer in the dark?.
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.