I am hoping to receive a offer of a home loan from Santander. I intend to use a Licensed Conveyancer in Pudsey. Does the Santander Conveyancing panel exclude conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
My wife and I are due to complete buying a house in Pudsey but as a result of wreckage from a small fire at the property I have managed to agree compensation from the seller of £3k by way of a reduction in the price. I had intended this to be dealt with as part of a side agreement however Santander are not allowing this. Why were they involved?
Your conveyancing practitioner being on a Santander approved list is required to disclose to Santander of any changes to the sale price. If you prohibit your property lawyer to disclose the price change to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new conveyancer for your conveyancing in Pudsey.
It is is a decade since I bought my property in Pudsey. Conveyancing solicitors have now been instructed on the sale but I can't find my title deeds. Will this jeopardise the sale?
You need not be too concerned. Firstly there is a chance that the deeds will be retained by your lender or they may still be with the conveyancers who handled your purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Almost all conveyancing in Pudsey relates to registered property but in the unlikely event that your home is unregistered it is more problematic but is resolvable.
Should our conveyancer be asking questions about flooding as part of the conveyancing in Pudsey.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Pudsey. Some people will acquire a property in Pudsey, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Solicitors are not best placed to give advice on flood risk, however there are a numerous searches that may be initiated by the buyer or on a buyer’s behalf which will figure out the risks in Pudsey. The conventional set of information given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the owner to determine if the property has suffered from flooding. If the property has been flooded in past which is not revealed by the vendor, then a buyer may bring a legal claim for losses stemming from an inaccurate answer. The purchaser’s conveyancers should also carry out an enviro search. This should higlight whether there is any known flood risk. If so, more detailed inquiries should be carried out.
I'm buying a new build house in Pudsey with a mortgage from The Royal Bank of Scotland. The builders refused to reduce the amount so I negotiated 6k of additionals instead. The house builders rep told me not reveal to my solicitor about this extras as it would put at risk my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
My folks are experiencing difficulties in finding their Pudsey property on the HM Land Registry website. They have a vague recollection sixty years ago when they acquired the property there were complications concerning Pudsey not being identified on some systems.
The vast majority of residences in Pudsey should appear. Have you attempted a search to just the postcode. Usually it will disclose all the residences inside the postcode. Where registered it will be there with a title number. If they bought 48 years ago it's conceivable it may be not yet registered. The property may still be revealed but with the title number shown 'na'. In this scenario you will need to locate the original title papers which may be with your parent’s bank.