My mortgage broker has asked me for my Paddock Wood lawyer’ panel member for the Santander conveyancing panel. How do I obtain this. I have tried my local Paddock Wood office but they have not got back to me yet.
The sensible thing to do is ask for this information from your Paddock Wood property lawyer . Most Paddock Wood conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
I am looking to buy a flat and require a conveyancing solicitor in Paddock Wood who is on the Bank of Scotland approved. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Bank of Scotland in certain locations such as Paddock Wood. We dont recommend any particular firm.
We are purchasing a property in Paddock Wood. I might seem paranoid but how we can trust a conveyancer? At some point we have to put money into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
is it true that all Paddock Wood solicitor firms on the Santander conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Santander approved list of solicitors they would need to be regulated by the SRA. Many mortgage companies do list licenced conveyancers on their panel and in that case the firms would be governed by the Council of Licensed Conveyancers.
I am selling my flat. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nationwide are being a right pain. The Paddock Wood solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
We are close to exchanging contracts on the sale of our house in Paddock Wood and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know this is not the case. For the life of me I don't know why the buyers instructed a national conveyancing outfit rather than a conveyancing solicitor in Paddock Wood. Having lived in Paddock Wood for many years we know of no issue. Do we contact our local Authority to obtain clarification need.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
How does conveyancing in Paddock Wood differ for newly converted properties?
Most buyers of new build or newly converted property in Paddock Wood contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is completed. This is because new home sellers in Paddock Wood usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Paddock Wood or who has acted in the same development.
I've recently bought a leasehold flat in Paddock Wood. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Paddock Wood Conveyancing for Leasehold Flats - Examples of Queries before Purchasing
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Make sure you discover if the the lease contains any adverse restrictions in the lease. For instance plenty of leases prohibit pets being allowed in certain buildings in Paddock Wood. If you like the propertyin Paddock Wood yet your cat can’t move with you then you will be faced difficult determination. For many Paddock Wood leaseholds the outlay for major works tend not to be included within service charges, although some managing agents in Paddock Wood obliged tenants to contribute towards a reserve fund and this is used to offset against larger works. Best to be warned if window replacement or some other significant cost is due in the foreseeable future to be shared between the tenants and may well dramatically increase the the maintenance charges or require a one off invoice.