I am hoping to receive a mortgage offer from Santander. I would like to use a Licensed Conveyancer in West Drayton. Does the Santander Solicitor panel allow for Licensed Conveyancers?
The Santander conveyancing panel 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.
We're in West Drayton, First time buyers purchasing with a mortgage (lender is Nationwide , and our lawyer is on the Nationwide conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Nationwide conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Are all West Drayton Conveyancing Quality Solicitors on the Clydesdale conveyancing list of approved firms?
A selection of lenders now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a West Drayton conveyancing practitioner on the Lloyds panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
After weeks of negotiation I have agreed a price on an apartment in West Drayton. My mortgage broker pressured me to appoint their property lawyer. I paid an on account payment of £200. Soon after, the property lawyer called me embarrassingly acknowledging that they were not on the Barclays 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 Barclays 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.
Am I right to be wary that estate agents that I am dealing with are recommending an internet conveyancing firm as opposed to a High Street West Drayton conveyancing firm?
As with lots of service providers, often input from relatives can be most helpful. Yet there are lots of people with a keen interest in a conveyancing transaction; estate agents, financial adviser and lenders may recommend solicitors to instruct. Sometimes these solicitors might be known to one of the organisations as being good in their field, but sometimes there may be a financial incentive behind the endorsement. You are at liberty to select your own conveyancer. You need to be aware that some banks specify a panel list of solicitors you must use for the lender aspect of your conveyancing.
I am in need of some leasehold conveyancing in West Drayton. Before I get started I would like to find out the number of years remaining on the lease.
Assuming the lease is registered - and 99.9% are in West Drayton - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I am the proprietor of a second floor flat in West Drayton. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the amount due for the purchase of the freehold?
Where there is a absentee landlord or where there is disagreement about what the lease extension should cost, under the relevant legislation it is possible to make an application to the LVT to calculate the sum to be paid.
An example of a Freehold Enfranchisement decision for a West Drayton premises is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case related to 2 flats. The number of years remaining on the existing lease(s) was 69 years.
My sealed bid on house in West Drayton was accepted, but there is a chain. The owners have put an offer on somewhere, although it’s not been accepted yet, and has viewings of other flats booked. I have instructed a nearby conveyancing lawyer in West Drayton. What should be my next step? When do I get the mortgage application with Virgin Money started with Virgin Money?
It is standard to have anxieties where there is an associated chain given your reluctance to be too out of pocket too early (home loan application is in the region of £1k, then valuation, West Drayton conveyancing search costs, etc). The first course of action is to check that your lawyer is on the Virgin Money approved list. Concerning the next phase this very much depends on the specifics of your case, desire for this property and on the state of the market. In a hot market the majority of home buyers will apply for a home loan with Virgin Money and pay for the valuation and only if it was satisfactory would they pay their conveyancer to press on with the conveyancing in West Drayton.