I am expecting a DIP from Kent Reliance this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Wantage solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?
You will need to appoint Wantage solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
I have a mortgage with Santander for my property in Wantage. Conveyancing was finalised months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Santander?
You must advise Santander prior to renting your property as this is likely to be a breach of Santander’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. It should not be necessary to do this via a Santander conveyancing panel lawyer.
I have finally had an offer on a maisonette in Wantage accepted, the owners do however have a dependent purchase. The sellers have placed an offer on on an apartment, but it’s not yet tied up, and are looking at other flats booked. I have chosen a bricks and mortar conveyancing solicitor in Wantage. What do I do now? When do I get the mortgage application with Barclays going?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is approx one thousand pounds, then survey, Wantage conveyancing search fees, etc). First, you must check that your solicitor is on the Barclays approved list. As to the next steps this very much depends on the circumstances of your transaction, desire for the property and on the state of the market. In a hot market many home buyers will apply for a home loan with Barclays and pay for the valuation and only if it was satisfactory would they ask their lawyer to press on with the conveyancing in Wantage.
I appreciate that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when purchasing a property in Wantage? or Apparently there is historic law that could mean that owners of property living in a parish church boundary may be liable to pay for repairs to the chancel within the church. Is this a legitimate concern for conveyancing in Wantage?
Unless a prior purchase of the premises completed post 12 October 2013 you may assume that lawyers conducting conveyancing in Wantage to remain recommending a chancel search and or insurance against a claim.
How does conveyancing in Wantage differ for newly converted properties?
Most buyers of new build residence in Wantage approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is built. This is because developers in Wantage tend to buy 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 conveyancing solicitors 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 Wantage or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Wantage is where the house is located. What do you suggest?
Flying freeholds in Wantage are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wantage you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wantage may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I have been sourcing a conveyancing practitioner in Wantage for my house move. Can I see a solicitor's record with the profession’s regulator?
You can see published Solicitor Regulator Association (SRA) decisions stemming from investigations started on or after Jan 2008. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The SRA could recorded telephone calls for training requirements.
Our solicitor in Wantage has requested from me personal identification documents stating that this forms part of his legal duty as a conveyancer on the bank Solicitor panel. Is this right?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not unique to conveyancing in Wantage