My Conveyancer in Sheerness is not on the Santander Approved Panel. Can I still continue with my family solicitor even though they are not on the Santander panel of approved conveyancing solicitors?
The limited options open to you here include:
- Carry on with your preferred Sheerness solicitors but Santander will need to retain a conveyancer on their panel. This will inevitably rack up the overall conveyancing charges and result in frustration.
- Get an alternative lawyer to act in the conveyancing, obviously checking they are Santander approved.
- Try to convince your Santander based solicitor to seek to join the Santander panel
My uncle pointed out to me me that in purchasing a property in Sheerness there could be various restrictions limiting what one can do in terms of external changes to a property. Is this right?
We are aware of a number of properties in Sheerness which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Sheerness should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I'm the sole beneficiary of my late mum's estate and I have everything in my name alone, including the my former home in Sheerness. The Sheerness property was put into my name in January. I plan to dispose of the house. I understand that there is a CML six month 'rule', which means that my property ownership will be treated the same way as if I'd bought the property in January. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. Most banks would take a practical view as this clause is chiefly there to capture the purchase and immediately sell or the flipping of properties.
We have agreed to purchase a house in Sheerness. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Aldermore be concerned?
Given that you are obtaining a mortgage with Aldermore your lawyer must comply with the formal instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Aldermore. The CML Handbook sets out minimum requirements for solar panel roof-space leases, and lawyers are required to report to Aldermore where a lease does not comply with these conditions. The provisions relate to the installation of panels on properties countrywide and is not restricted to Sheerness.
Me and my brother own a semi-detached Georgian property in Sheerness. Conveyancing solicitor represented me and Virgin Money. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold under the matching address. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Sheerness and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with your conveyancing lawyer who conducted the conveyancing.
I am purchasing my first flat in Sheerness with a mortgage from Coventry Building Society. The builders refused to move on the price so I negotiated 6k of additionals instead. The property agent suggested that I not reveal to my lawyer about the extras as it would impact 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.
Is it possible to swap firm as I have to choose one who is on the Santander conveyancing list. I instructed a high street conveyancing solicitor in Sheerness round the corner but he is not approved by Santander
It would be our pleasure to assist you select a conveyancing solicitor in Sheerness on the Santander panel. Please note that the solicitors that we work with do not pay us fee if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Sheerness. In making use of search facility on this page, you can scrutinise charges for conveyancing solicitors in Sheerness and beyond.
I am 17 days into a freehold purchase having been referred to solicitors by the local agent to handle our conveyancing in Sheerness. I am am starting to be dissatisfied with the level of service. Could you you assist me in finding new conveyancers?
A conveyancer would need to be very poor in order to consider changing them. Has your loan offer been issued? If so you must make them aware of the new contact details and get the offer are re-issued. The conveyancer needs to be on the banks approved list to avoid supplemental charges and delays. So that should be your starting point. The find a solicitor tool can assist you in finding a lender approved conveyancer for your home move in Sheerness