My financial adviser says he needs my Somerton law firm’s panel reference for the Santander conveyancing panel. Can you suggest how I find this out. I have e-mailed my local Somerton branch but they have not got back to me yet.
You are best placed to get this information from your Somerton solicitor . They should have a central record lender panel numbers.
My wife and I are nearing an exchange on a property in Somerton and my parents have sent the 10% deposit to my conveyancer. I am now advised that as the deposit has not arrived from me my conveyancer needs to make a notification to my mortgage company. I am advised that, in also acting for the lender he must inform them that the balance of the purchase price is coming from anyone other than me. I advised the lender concerning my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?
Your property lawyer is duty bound to clarify with the bank to ensure that they are aware that the balance of the purchase price is not from your own resources. The solicitor can only notify this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.
I need some fast conveyancing in Somerton as I am under a deadline to exchange contracts within one month. A mortgage is not required. Is it possible to avoid the conveyancing searches to save fees and time?
As you are not taking a home loan you are at liberty not to have searches carried out although no lawyer would advise that you don't. With lots of history conveyancing in Somerton the following are examples of issues that can crop up and adversely impact the marketability of the property: Enforcement Notices, Overdue Fees, Overdue Grants, Road Schemes,...
I am buying a new build apartment in Somerton. Conveyancing is a frightening process 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 legal work.
Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Somerton
-
There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. 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. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
I decided to have a survey carried out on a house in Somerton ahead of retaining lawyers. I have been informed that there is a flying freehold overhang to the property. Our surveyor has said that some lenders will not issue a mortgage on this type of premises.
It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. If you contact us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Somerton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Somerton to see if the conveyancing costs will increase in light of this.
I have noted on numerous consumer advice websites that when selecting a conveyancing firm they must be approved by your bank. It happens to be my first house move but I have an offer in principle with HSBC and I already have a bricks and morter conveyancing solicitor in Somerton at the ready. Will HSBC require an approved lawyer to be instructed? If so, where do I find that list so I can pick a conveyancing lawyer in Somerton?
You should choose a solicitor that is on the HSBC panel. Simply call your preferred Somerton conveyancing lawyer to check if they are on the HSBC panel. If they are not on the panel you have a couple of options open to you here:
- Proceed with your chosen Somerton conveyancer but HSBC will undoubtedly use a solicitor on their approved panel. This will result in additional charges together with probable interruption.
- Get a fresh lawyer to conduct the conveyancing, ensuring that they are on the HSBC conveyancing panel.
- Convince your conveyancing practitioner to pull out all the stops to get accepted on the HSBC conveyancing panel.