I am hoping to receive a offer of a home loan from Santander. I would like to employ the services of a Licensed Conveyancer in Romsley. Does the Santander Conveyancing panel allow for Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
The vendors of the house we are hoping to buy have appointed a conveyancing solicitor in Romsley who has suggested a exclusivity agreement with a down payment of 5k. Are such agreements sensible?
This type of contract isn't common in Romsley, conveyancers are not keen on them as they divert attention from the main conveyancing focus and if you end up having your deposit forfeited then the lawyer at best left with an upset client and at worst a litigious one. Furthermore, there is no guarantee that just because the owner has executed a lock out contract they will sell to you. They may be in contravention of the contract if they are offered a big enough offer to do so because a wronged buyer with the benefit of a exclusivity agreement will still be obliged show losses as a consequence of the breach and this may not amount to the extra amount that your vendor may secure by reneging on the agreement, no matter how morally shameful that may be.
When can the exchange of contracts take place for residential conveyancing in Romsley and am I required to be at the conveyancers branch?
If you are local to one of the conveyancing solicitors in Romsley you are welcome to come in to sign the paperwork. However, the lender approved solicitors we work with offer a national conveyancing service and provide as equally comprehensive and professional a job for you when dealing with you digitally. The executing of the purchase agreement is not the point of no return. A signed contract is just a prerequisite for the firm to exchange contracts when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Romsley)to be in the office at the appropriate time.
My partner and I are close to exchanging contracts on the sale of our property in Romsley and according to the buyers it appears that there is a risk of it being built on contaminated land. Any local lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed an internet conveyancing practice rather than a conveyancing solicitor in Romsley. Having lived in Romsley for many years we know that this is a non issue. Do we contact our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer already. What do they say? You should 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 health insurance to cover that same illness)
Just had an offer accepted on a new build apartment in Romsley. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Romsley
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There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
I decided to have a survey done on a property in Romsley before appointing conveyancers. I have been advised that there is a flying freehold element to the house. My surveyor has said that some mortgage companies may refuse to grant a mortgage on this type of premises.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. If you call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Romsley. Conveyancing may be slightly more expensive based on your lender's requirements.