I can't travel far from Spalding. Is there a reason why all Spalding property lawyers are not on all bank panels?
Even though it may seem unfair for lenders to limit who can act for them, from the public’s or solicitor’s perspective, the the contrary view is that lending institutions are becoming ever more anxious and consider it essential to protect them against illegal activities. As a result of this concern banks have consolidated their conveyancing panel to a size that they are happy to control.
What is the optimum way to check that the solicitor carrying out my conveyancing in Spalding is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Barnsley Building Society thus spending £175.00 in another set of legal charges.
Please do take advantage of the search tool on this page. Pick the lender and type ‘Spalding’ or your preferred area and you will discover numerous solicitors based in Spalding or by proximity to you.
I just bought a property at auction in Spalding. Conveyancing is needed. What happens now?
Having legally bound yourself to purchase you now have to hire the services of a conveyancing solicitor quickly as you now have a pending a drop dead date to complete the deal. An auction property will have an associated auction set of papers. This should include most,if not all of the paperwork that your conveyancer will need. Where you are dealing with leasehold property the auction pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You need to hand this to the lawyer working for you ASAP. You also need to ensure that your finances are organised to complete the transaction on the set completion date.
After shopping around on the internet I have found a Spalding lawyer having checked that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Spalding postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Spalding.
Our offer on a house in Spalding has been accepted, but there is a chain. The owners have offered on a flat, however it’s not yet tied up, and have viewings of other properties in the pipeline. I have instructed a nearby conveyancing solicitor in Spalding. What should be my next step? When do I get the mortgage application with UBS going?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of one thousand pounds, then survey, Spalding conveyancing search charges, etc). The first thing to do is ensure that your lawyer is on the UBS approved list. Regarding the next stages this very much depends on the specifics of your case, attraction to the property and on the state of the market. During a hot market many purchasers will apply for the mortgage with UBS and pay for the valuation and only if it comes back ok would they request their property lawyer to proceed with the conveyancing in Spalding.
How does conveyancing in Spalding differ for new build properties?
Most buyers of new build property in Spalding contact us having been asked by the builder to exchange contracts and commit to the purchase even before the property is completed. This is because developers in Spalding tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Spalding or who has acted in the same development.
Due to the encouragement of my in-laws I had a survey completed on a house in Spalding ahead of instructing conveyancers. I have been informed that there is a flying freehold aspect to the house. Our surveyor advised that some mortgage companies may refuse to give a loan on a flying freehold property.
It varies from the lender to lender. HSBC has different instructions from Nationwide. Should you wish to call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Spalding. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Spalding to see if the conveyancing costs will increase in light of this.
What tools are available to identify a Spalding solicitor on the Santander conveyancing panel? I drive a motor bike and am happy to travel upto 25miles to meet the lawyer.
Feel free to make use of the facility on this website. Please select a bank and your location and you will see a number of Spalding conveyancing lawyers locally. We have listed some Spalding conveyancing firms towards the end of this page and you can call them to check if they are on the Santander panel