I am expecting a mortgage offer from Santander. My intention is to employ the services of a Licensed Conveyancer in Willenhall. Does the Santander Conveyancing panel allow for Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
The Willenhall conveyancing firm handling our Willenhall conveyancing has discovered an inconsistency when comparing the assumptions in the valuation report and what is revealed within the legal papers for the property. My lawyer says that he is obliged to check that the bank is OK with this discrepancy and is still content to lend. Is my lawyer’s stance appropriate?
Your conveyancer 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 you.
It is is a decade since I purchased my property in Willenhall. Conveyancing solicitors have recently been retained on the sale but I am unable to locate my title documents. Will this jeopardise the sale?
You need not be too concerned. First there is a chance that the deeds will be kept by your mortgage company or they could be in the possession of the solicitor who acted in the purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. Most conveyancing in Willenhall involves registered property but in the unlikely event that your property is unregistered it is more problematic but is resolvable.
Should my solicitor be raising questions about flooding during the conveyancing in Willenhall.
The risk of flooding is if increasing concern for solicitors conducting conveyancing in Willenhall. Plenty of people will acquire a property in Willenhall, completely 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 get a mortgage, adequate insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to impart advice on flood risk, but there are a numerous searches that can be undertaken by the buyer or by their lawyers which can give them a better appreciation of the risks in Willenhall. The conventional set of information supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual question of the owner to discover whether the premises has suffered from flooding. If the residence has been flooded in past which is not revealed by the vendor, then a buyer may commence a legal claim for losses as a result of such an incorrect response. A purchaser’s lawyers may also conduct an enviro search. This will reveal whether there is a recorded flood risk. If so, additional inquiries should be carried out.
About to purchase a new build flat in Willenhall. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Willenhall
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Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply a car parking plan. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
As co-executor for the will of my grandmother I am disposing of a residence in Neath but I am based in Willenhall. My conveyancer (approximately 250 miles awayneeds me to sign a statutory declaration before completion. Can you recommend a conveyancing solicitor in Willenhall who can witness and place their company stamp on the document?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are Willenhall based