Please help. My Southwold solicitor is assuring me that she is duty bound toapply for Southwold conveyancing searches due to the fact thatthe firm are on the Santanderconveyancing panel. Is my solicitor correct?
You have limited options available to you. Given that you are taking out a loan with a lender your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Southwold conveyancing searches.
We're in Southwold, First time buyers purchasing with a mortgage (lender is TSB , and our solicitor is on the TSB conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the TSB conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
We are planning to move property in October. Does my conveyancing solicitor update the removal company on the completion day. Incidentally, can you put forward a removal company in Southwold. Conveyancing solicitor was chosen before I stumbled across your website.
On the day of completion you can collect the keys from your selling agent but this should only take place after the vendors solicitors confirm to the agent that they have the completion monies and the keys can be collected. You will need to inform the removal company that you are ready to move in. As a matter of policy we do not recommend a specific removal company but can assist you in finding a residential property solicitor in Southwold or a solicitor that specialises in conveyancing in Southwold.
I am purchasing a property in Southwold. A rare aspect is that the roof has a solar panel. HSBC have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with HSBC your lawyer must comply with the conveyancing requirements set out in Section two of UK Finance Lenders’ Handbook for HSBC. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and solicitors are required to report to HSBC where a lease does not satisfy these requirements. The specifications relate to the installation of panels on properties nationwide and is not isolated to Southwold.
I am currently in the process of buying my council flat in Southwold. I have a mortgage agreed with TSB. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
I am looking to sell my home. My previous conveyancers has retired. It would be helpful to have a recommendation of a conveyancing firm. Im based in Southwold if that makes things easier.
Do use our search tool to help you choose a solicitor for your conveyancing in Southwold. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.
I've recently bought a leasehold property in Southwold. Am I liable to pay service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Southwold Leasehold Conveyancing - Sample of Queries before Purchasing
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Who are the managing agents? Does the lease have in excess of 85 years left? Please note that where the lease has less than eighty years it will affect the salability of the apartment. Check with your lender that they are happy with residual term of the lease. Leases with fewer than 80 years remaining means that you will almost definitely have to extend the lease sooner rather than later and it is worth finding out how much this would cost. Remember, in most cases you would need to own the premises for 24 months in order to be legally able to carry out a lease extension.
I have just placed an offer on a leasehold flat in Southwold and the mortgage adviser that we are dealing with suggested his solicitor. She quoted £1000 excluding VAT and disbursements. Does this sound steep?
You should not rely on a single estimate. You should seek like-for-like quotes for your conveyancing in Southwold. Then pick one that you trust and crucially, is on the approved panel of the mortgage company that you have applied for a mortgage from.