I am hoping to receive a mortgage with Santander. I would like to retain the legal services of a Licensed Conveyancer in Piccadilly. Does the Santander Conveyancing panel allow for Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
I just acquired a house at auction in Piccadilly. Conveyancing is required. What is next?
Given that you have now to all intents and purposes signed on the dotted line you will need to hire the services of a conveyancing practitioner as a matter of priority as you will have a fast approaching a drop dead date to complete the transaction. Every auction property will ordinarily have a corresponding legal pack. This will include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the conveyancing papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You must give this to the conveyancer instructed by you at the earliest opportunity. Do make sure that that you have the requisite funding organised to complete on the on the contractual date .
Is it the case that all Piccadilly CQS (Conveyancing Quality Scheme) solicitors are on the UBS conveyancing list of approved firms?
Some major banks and building societies now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
I am currently in the process of buying my council flat in Piccadilly. I have a mortgage offer with Nottingham. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.
I need some fast conveyancing in Piccadilly as I am under a deadline to complete within 4 weeks. A home loan is not required. Is it possible to avoid the conveyancing searches to save fees and time?
If.Given you are not getting a mortgage you have the choice not to do searches although no law firm would recommend that you don't. Drawing on our experience of conveyancing in Piccadilly the following are examples of what can arise and adversely impact market value: Enforcement Notices, Outstanding Fees, Overdue Grants, Road Schemes,...
Are there restrictive covenants that are commonly identified as part of conveyancing in Piccadilly?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Piccadilly. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am purchasing my first flat in Piccadilly with the aid of help to buy. The developers would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not disclose to my solicitor about this extras as it could put at risk my mortgage with the lender. Is this normal?.
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.
I've recently found out that there is a flying freehold issue on a house I have offered on last month in what should have been a straight forward, no chain conveyancing. Piccadilly is where the house is located. Can you shed any light on this issue?
Flying freeholds in Piccadilly are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Piccadilly you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Piccadilly may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.