My mortgage broker says he needs my Alton lawyer’ panel reference for the Santander conveyancing panel. Can you suggest how I discover this. I have tried my local Alton branch but they have not got back to me yet.
Have you tried speaking to your Alton lawyer about this?. Most Alton conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
Is it the case that all Alton solicitors on the Lloyds conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Lloyds approved list of solicitors they would need to be governed by the SRA. The majority of banks do permit licenced conveyancers on their panel in which case such organisation would be regulated by the Council of Licensed Conveyancers.
The mortgage over my property is with UBS for my property in Alton. Conveyancing has been completed a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform UBS?
UBS must be informed of your intention before renting your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. It should not be necessary to do this via a UBS conveyancing panel firm.
After much negotiation I have agreed a price on a house in Alton. My mortgage broker suggested a lawyer. I paid an advanced payment of £225. Shortly after, the property lawyer contacted me sheepishly admitting that they were not on the Bank of Ireland 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 Bank of Ireland 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.
Should commercial conveyancing searches reveal impending roadworks that could affect a commercial property in Alton?
Its becoming the norm that commercial conveyancing solicitors in Alton will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Alton. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Alton.
For every commercial conveyancing transaction in Alton it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Alton commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Alton.
I have been on the look out for a leasehold apartment up to £245,000 and found one close by in Alton I like with amenity areas and transport links in the vicinity, the downside is that it only has 51 years unexpired on the lease. There is not much else in Alton suitable, so just wondered if I would be making a mistake acquiring a short lease?
If you need a home loan the shortness of the lease may be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
As co-executor for the estate of my uncle I am selling a property in Neath but reside in Alton. My conveyancer (who is 200 miles awayrequires that I sign a stat dec before the transaction finalising. Could you suggest a conveyancing lawyer in Alton who can attest and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are Alton based
I need to review costs for conveyancing in Alton from numerous conveyancer and appoint one. Am I right to tell them to hold tight until I have found somewhere to acquire.
You should only get your lawyer to open a file and submit searches once the sales confirmation has been sent by the selling agent particularly as Alton conveyancing searches are a couple of hundred pounds.