I am hoping to receive a mortgage with Santander. My intention is to enlist the help of a Licensed Conveyancer in Thornton Heath. Does the Santander Solicitor panel exclude conveyancers regulated by the CLC?
The Santander conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
I happen to be the sole beneficiary of my late mum's estate with all property in now in my sole name, including the house in Thornton Heath. The Thornton Heath property was put into my name in June. I plan to dispose of the property. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship could be regarded the same way as though I had purchased the house in June. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. How sensible a view lenders take of it, depend on the bank as this obligation principally exists to identify the purchase and immediately sell or the quick reselling of properties.
Can I be sure that the Thornton Heath conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Thornton Heath getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer conducting your conveyancing.
The formalities of my remortgage has taken place for my property in Thornton Heath. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Will my conveyancer be raising questions regarding flooding as part of the conveyancing in Thornton Heath.
The risk of flooding is if increasing concern for solicitors dealing with homes in Thornton Heath. Plenty of people will purchase a house in Thornton Heath, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to impart advice on flood risk, but there are a numerous checks that may be carried out by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Thornton Heath. The conventional set of completed inquiry forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a usual question of the vendor to find out whether the property has historically flooded. In the event that the premises has been flooded in past and is not revealed by the owner, then a purchaser may commence a legal claim for losses stemming from an inaccurate response. The purchaser’s conveyancers may also conduct an enviro search. This should higlight whether there is a recorded flood risk. If so, further inquiries should be conducted.
Are there restrictive covenants that are commonly picked up during conveyancing in Thornton Heath?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Thornton Heath. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Thornton Heath differ for newly converted properties?
Most buyers of new build property in Thornton Heath approach us having been asked by the seller to sign contracts and commit to the purchase even before the house is finished. This is because developers in Thornton Heath tend to acquire the real estate, 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 accustomed to new build conveyancing in Thornton Heath or who has acted in the same development.
I need to appoint a conveyancing solicitor for some conveyancing in Thornton Heath. I have stumble across a site which seems to have the ideal solution If there is a chance to get all the legals done via phone that would be preferable. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?