It has come to my attention via my mortgage broker that my Smithfield property lawyer is not on the mortgage company Solicitor panel. How can I be sure whether this is correct?
Your first step should be to call your Smithfield conveyancer. You lawyer should inform you of the situation. Where they are not on the panel they may be able to suggest a Smithfield conveyancing firm that is on the conveyancing panel for your lender.
My partner and I are getting closer to an exchange on a property in Smithfield and my mum and dad have sent the ten percent deposit to my conveyancer. I am now told that as the deposit has not arrived from me my lawyer needs to make a notification to my mortgage company. Apparently, in also acting for the lender he must inform them that the balance of the purchase price is not just from me. I disclosed to the bank about my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?
The solicitor is duty bound to clarify with mortgage company to make sure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only notify this to your lender if you agree, failing which, your lawyer must cease to continue acting.
Having sold my house in Smithfield last July yet the purchaser is Skype messaging me to moan that her solicitor needs to hear from mine. What should have happened now that I have sold?
Following your disposal your lawyer should forward the transfer documentation and all of the paperwork to the purchaser's solicitors. Where appropriate, your solicitor should also evidence that the home loan has been redeemed to the purchasers solicitors. There are no post completion steps specific conveyancing in Smithfield.
My colleague suggested that where I am buying in Smithfield I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually quoted for as part of the standard Smithfield conveyancing searches. It is not a small report of more than thirty pages, listing and setting out important information about Smithfield around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful data regarding Smithfield.
I am looking for a leasehold apartment up to £245,000 and identified one round the corner in Smithfield I like with amenity areas and station nearby, however it only has 61 remaining years left on the lease. I can't really find anything else in Smithfield suitable, so just wondered if I would be making a mistake purchasing a short lease?
Should you require a mortgage the shortness of the lease may be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.
My brother mentioned that before choosing a conveyancing solicitors they need approved by your bank. I am first time buyer with but I have an AIP from HSBC and I already have a high street conveyancing solicitor in Smithfield on standby. Will Santander need an approved lawyer to be selected? If so, where do I find that list for my conveyancing in Smithfield?
You need to choose a solicitor that is on the Santander panel. The first thing to do is call your chosen Smithfield conveyancing lawyer to check if they are on the Santander panel. If they are not on the panel you have a couple of alternatives available to you here:
- Carry on with your chosen Smithfield conveyancer but Santander will no doubt use a conveyancing practitioner on their approved list. The net result is additional cost and likely frustration.
- Appoint a fresh conveyancing practitioner to conduct the conveyancing, not forgetting to check that they are on the Santander conveyancing panel.
- Convince your lawyer to pull out all the stops to get accepted on the Santander conveyancing panel.