I am hoping to receive a mortgage offer from Santander. I would like to retain the legal services of a Licensed Conveyancer in Withernsea. Does the Santander Solicitor panel include conveyancers regulated by the CLC?
The Santander conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Our lawyer has discovered a defect with the lease for the flat we are purchasing in Withernsea. The seller’s lawyers have offered title insurance as a solution. We are happy with insurance and will pay for it. Our solicitor says that he must be satisfied that the bank is happy with this solution. Who is the client here, us or the mortgage company ?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the mortgage company are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.
Can your site be used to locate a Conveyancing solicitor in Withernsea even if I’m not buying or selling a house, for instance where I want to buy a shop in Withernsea with a mortgage from Leeds Building Society?
Our search tool is primarily utilised to help choose residential conveyancing solicitors in Withernsea but we have set out at the end of this page a selection of Withernsea commercial conveyancing firms. You will need to make contact with the firm directly to check if they are also authorised to represent Leeds Building Society
I am the sole recipient of my late father’s will with all property in now in my sole name, including the house in Withernsea. Conveyancing formalities meant that the Land Registry date was in October. I plan to dispose of the house. I understand that there is a CML 6 month 'rule', which means that my property ownership will be treated the same way as though I had purchased the property in October. Is the property unsalable for six months?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. many lenders would take a sensible view as this provision is primarily there to identify the purchase and immediately sell or the quick reselling of properties.
We expect to receive a OIP from Santander this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Withernsea solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Withernsea solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
The formalities of my purchase has taken place for my property in Withernsea. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Just had an offer accepted on a new build flat in Withernsea. 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 few leasehold new build questions that you may expect your new-build leasehold conveyancing in Withernsea
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
What are the distinct benefits to instructing a high street conveyancing practitioner in Withernsea
A significant proportion of house movers in Withernsea opt for a local solicitor so that they can visit in the event that they have questions, and to execute paperwork rather taking the chance in depending on the Royal Mail.
One could argue that there exists a marginal benefit in selecting a conveyancing practitioner nearby to the premises you are purchasing, due to the familiarity of the locality and possible local issues - nevertheless this is debatable. Most conveyancers are now over the internet and could be anywhere in the world.