I am getting a offer of a home loan from Santander. I would like to retain the legal services of a Licensed Conveyancer in Swanage. Does the Santander Conveyancing panel allow for Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
My wife and I are purchasing a brand new duplex in Swanage and my lawyer is telling me that she is duty bound to the bank to disclose incentives from the builder. I am under pressure to sign contracts and I would rather not delay deal. Is my lawyer right?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Forgive me if this question is silly but I am unexperienced as FTB of a garden flat in Swanage. Do I pick up the keys to the premises on completion from my solicitor? If so, I will find a High Street conveyancing solicitor in Swanage?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the vendor’s conveyancers, and shortly after the monies have arrived, you will be able to receive the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
After much negotiation I have agreed a price on a house in Swanage. My mortgage broker recommended their conveyancers. I paid an upfront payment of £150. Shortly after, the lawyer contacted me embarrassingly acknowledging that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
HSBC have agreed my home loan in principle, my bid on a property in Swanage has been agreed to, what happens next?
Your property agent will need to know who your solicitors are (make sure the conveyancing practitioners are on the bank’s approved list). Call up HSBC or your broker and complete any appropriate documentation. HSBC will instruct a valuer who will get in contact with the estate agent or owners to arrange a slot for the valuation to occur. Once conducted (assuming no problems) it takes about a fortnight to get a mortgage offer. HSBC will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Swanage.
I appreciate that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when acquiring a residence in Swanage? or I am told that there is a law dating back centuries that could mean that house owners living in a parish church boundary may be liable to contribute towards repairs towards the chancel within the church. Is this relevant for conveyancing in Swanage?
Unless a previous purchase of the house took place after 12 October 2013 you could expect lawyers conducting conveyancing in Swanage to remain encouraging a chancel search and or chancel repair liability policy.
Hoping to buy a property located in Swanage and I am already nervous. I couldn't find anything specific about Swanage. Conveyancing will be needed in due course but do you know about the Swanage area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Swanage. In the meantime here are some basic statistics that we found
I am a negotiator for a reputable estate agency in Swanage where we have witnessed a few leasehold sales jeopardised as a result of short leases. I have received inconsistent advice from local Swanage conveyancing solicitors. Could you clarify whether the owner of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Leasehold Conveyancing in Swanage - Sample of Questions you should ask Prior to Purchasing
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Its a good idea to discover as much as you can about the company managing the block as they can either make your living at the property much easier or problematic. As the owner of a leasehold property you are often in the clutches of the managing agents from a financial perspective and when it comes to day to day matters like the cleanliness of the communal areas. Enquire of other people what they think of them. On a final note, be sure you discover the dates that you are obliged pay the service charge to the relevant party and specifically what you get for your money. How many of the leaseholders are in arrears for their maintenance charge payments? Can you inform me if there are any major works in the planning that will increase the service costs?