I am considering applying for a Santander mortgage for purchase of a newly converted (under development) in Staines with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Santander ?
There is nothing to stop you using your solicitor, but Santander will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
I have recentlydiscovered that Arc property Solicitors have closed. They carried out my conveyancing in Staines for a purchase of a leasehold flat 10 months ago. How can I be sure that the property is in my name in the name of the former proprietor?
The easiest way to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Staines conveyancing specialists.
I am buying my first flat in Staines with a mortgage from Aldermore. The builders would not move on the amount so I negotiated 6k of additionals instead. The house builders rep suggested that I not inform my solicitor about this deal as it may jeopardize my mortgage with the lender. 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.
Over the last few months I have been searching for a leasehold apartment up to £305k and identified one close by in Staines I like with open areas and railway links nearby, however it's only got 49 years unexpired on the lease. I can't really find anything else in Staines for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a home loan the shortness of the lease may be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this.
My company is hoping to take over a lease of an office on a shopping parade. Can you recommend conveyancers offering no-move-no fees for commercial conveyancing in Staines for below 2k?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Staines, including the disposal and purchase of businesses as well as simply property. If you are hoping to buy or lease a shop, pub, restaurant, office, retail unit or a complete business we can find you the right firm. Regarding the charges this will depend on the structure and terms of the deal. Let us have your contact information or phone us so that we can furnish you with comprehensive commercial conveyancing quote.
As co-executor for the will of my aunt I am disposing of a house in Neath but live in Staines. My solicitor (approximately 235 kilometers awayrequires that I execute a stat dec ahead of completion. Can you recommend a conveyancing lawyer in Staines who can witness this legal document for me?
Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are Staines based