My financial adviser requires my Wisbech solicitor’s panel member for the Santander conveyancing panel. What is the best way to obtain this. I have called my local Wisbech office but they cant find it on their system.
The sensible thing to do is ask for this information from your Wisbech lawyer . They should have a central record lender panel numbers.
I am looking to buy a house and require a conveyancing solicitor in Wisbech who is on the Yorkshire Building Society solicitor. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Yorkshire Building Society in certain locations such as Wisbech. We dont recommend any particular firm.
I used Arc property Solicitors a few years ago for my conveyancing in Wisbech. Now, I need the documents but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Wisbech of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the guidance of my in-laws I had a survey completed on a house in Wisbech prior to retaining conveyancers. I have been informed that there is a flying freehold overhang to the property. Our surveyor advised that some mortgage companies may not issue a loan on a flying freehold property.
It varies from the lender to lender. Santander has different requirements for example to Halifax. If you e-mail us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Wisbech. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Wisbech to see if the conveyancing costs will increase in light of this.
Do you have any top tips for leasehold conveyancing in Wisbech from the perspective of expediting the sale process?
- A significant proportion of the delay in leasehold conveyancing in Wisbech can be bypassed where you appoint lawyers the minute your agents start marketing the property and request that they start to collate the leasehold documentation which will be required by the buyers’ lawyers. You may think that you are aware of the number of years remaining on your lease but it would be advisable double-check by asking your solicitors. A buyer’s conveyancer will not be happy to advise their client to where the remaining number of years is below 75 years. It is therefore essential at an early stage that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. A minority of Wisbech leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. If you have the benefit of shareholding in the freehold, you should make sure that you hold the original share document. Arranging a re-issued share certificate is often a lengthy formality and delays many a Wisbech conveyancing deal. If a reissued share certificate is required, do contact the company director and secretary or managing agents (if relevant) for this as soon as possible. The majority of freeholders or managing agents in Wisbech levy fees for providing management packs for a leasehold home. You or your lawyers should enquire as to the actual amount of the charges. The management information sought as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in Wisbech.
I inherited a 1st floor flat in Wisbech, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Similar properties in Wisbech with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease ends on 21st October 2083
With just 58 years left to run we estimate the price of your lease extension to be between £21,900 and £25,200 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.
I have noted on numerous consumer advice websites that before selecting a conveyancing firm they must be approved by your lender. I am novice purchaser but I have an AIP via Birmingham Midhshires and I already have a high street conveyancing solicitor in Wisbech in place. Does Santander need an approved lawyer to be selected? Does a directory of panel solicitors even exist so I can choose a conveyancing solicitor in Wisbech?
You should instruct a solicitor that is on the Santander panel. The simplest thing to do is telephone your preferred Wisbech conveyancing solicitor to check if they are on the Santander panel. If they are not on the panel you have a couple of choices available to you here:
- Proceed with your chosen Wisbech solicitor but Santander will no doubt instruct a conveyancer on their approved panel. This will result in additional fees and likely delay.
- Choose a new property lawyer to conduct the conveyancing, ensuring that they are on the Santander conveyancing panel.
- Convince your conveyancing practitioner to pull out all the stops to join the Santander panel of solicitors.