I am getting a mortgage offer from Santander. I hope to retain the legal services of a Licensed Conveyancer in Paulton. Does the Santander Conveyancing panel exclude Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
It is is a decade since I bought my home in Paulton. Conveyancing lawyers have recently been instructed on the sale but I am unable to track down my title deeds. Will this jeopardise the sale?
You need not be too concerned. Firstly there is a chance that the deeds will be with your lender or they may be in the possession of the solicitor who handled the purchase. Secondly in most cases the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring up to date copy of the land registers. Most conveyancing in Paulton involves registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
I am thinking of refinancing my property in Paulton, does my lawyer need to be on the Barclays Solicitor panel?
In theory, you could use a solicitor that is not on the Barclays conveyancing panel, but Barclays would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
Am I right to be concerned about estate agents that I am dealing with are recommending a national conveyancing firm rather than a High Street Paulton conveyancing firm?
As is the case with lots of service providers, often suggestions from relatives can be most helpful. Yet there are numerous players in a conveyancing matter; estate agents, mortgage brokers and lenders might all recommend solicitors to retain. On occasion the solicitors might be known to one of the organisations as one of the best in their field, but sometimes there is an underlying financial incentive behind the endorsement. You are at liberty to select your preferred lawyer. You need to be aware that some lenders specify a panel list of conveyancers you must use for the mortgage aspect of your home move.
My husband and I are 14 days into a leasehold purchase having been directed to solicitors by the estate agent to carry out the conveyancing in Paulton. I am not happy. Could you help me find new lawyers?
They would have to be really poor in order to consider diss instructing them. Has the loan offer been generated? If so you will need to inform them of the new contact details and have the mortgage documents are re-issued. The solicitor ideally needs to be on the lenders approved list to avoid added fees and complications. So that should be your first question of the new solicitors. The search tool can help you find a lender approved solicitor for your home move in Paulton
What are your top tips when it comes to finding a Paulton conveyancing practice to deal with our lease extension?
If you are instructing a conveyancer for lease extension works (regardless if they are a Paulton conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We advise that you talk with two or three firms including non Paulton conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:
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Can they put you in touch with clients in Paulton who can give a testimonial? What are the legal fees for lease extension work?
Paulton Leasehold Conveyancing - A selection of Queries Prior to Purchasing
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You should want to discover as much as possible regarding the managing agents as they will affect your use and enjoyment of the property. Being a leasehold owner you are often in the clutches of the managing agents from a financial perspective and when it comes to day to day matters such as the cleanliness of the common parts. You should not be afraid to ask other tenants if they are happy with their service. On a final note, investigate as to the dates that you are obliged pay the service charge to the relevant party and precisely what it includes. You should be aware if it is no more than 80 years it will impact the value of the flat. Check with your bank that they are willing to to proceed given the lease term. A short lease means that you will almost definitely have to extend the lease sooner rather than later and you need to have some idea of what this will be. Remember, in most cases you will need to own the premises for a couple of years in order to be eligible to carry out a lease extension. How much is the ground rent and service charge?