My IFA has requested my Whitstable lawyer’ panel member for the Santander conveyancing panel. Can you suggest how I obtain this. I have contacted my local Whitstable branch but they have not got back to me yet.
Have you tried speaking to your Whitstable conveyancing practitioner about this?. Most Whitstable conveyancing practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
The Whitstable conveyancing firm handling our Whitstable conveyancing has uncovered an inconsistency when comparing the information in the valuation report and what is revealed within the legal papers for the property. My lawyer says that he is obliged to ensure that the lender is happy with this discrepancy and is still content to lend. Is my solicitor’s stance legitimate?
Your lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I am helping my step-mother sell her house in Whitstable. Does the conveyancer arrange an energy performance certificate or it is for the owner to see to?
Following the abolition of Home Packs, EPC’s remained a mandatory element of moving property. An energy assessment must be to hand prior to the property being advertised. This is not something that solicitors normally arrange. If you are instructing a Whitstable conveyancing lawyer they might help arrange energy assessments due to their relationships with reputable Whitstable assessors
I was told four weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Whitstable is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Whitstable solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Whitstable postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in Whitstable.
It has been five months following my purchase conveyancing in Whitstable completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Whitstable is the location of the property. Can you shed any light on this issue?
Flying freeholds in Whitstable are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Whitstable you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Whitstable 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.
We are four weeks into a leasehold purchase having been recommend to solicitors by the high street agent to execute conveyancing in Whitstable. We are not happy. Can you help me find new solicitors?
A conveyancer would need to be very poor to suggest replacing them. Has your mortgage offer been sent? In the event that it has you need to inform them of the replacement solicitor and ensure the mortgage documents are re-sent. Your new solicitor ideally should be on the mortgage company panel to avoid added charges and frustration. That should be your starting point. Our search tool can assist you in finding a bank approved conveyancer for your conveyancing in Whitstable