I am obtaining a mortgage offer from Santander. I hope to employ the services of a Licensed Conveyancer in Beaminster. Does the Santander Conveyancing panel include conveyancers regulated by the CLC?
The Santander approved solicitor list 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.
I am helping my niece sell her house in Beaminster. Will the conveyancing solicitor order an energy performance certificate or should I organise this?
Following the abolition of Home Packs, energy performance certificates was kept a compulsory element of selling a property. An energy performance certificate needs to be to hand in advance of the property being placed on the market. This is not something that law firms normally arrange. If you are instructing a Beaminster conveyancing solicitor they might be able to arrange energy performance certificates due to their relationships with long established local accredited person
Completion of my remortgage has taken place for my property in Beaminster. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases 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.
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Beaminster bank branch on various occasions and was informed it wasn't a problem and they will lend. My Beaminster conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they will not lend based on their published requirements. I have no idea who is right.
Your solicitor has to comply with the Council of Mortgage Lenders’ Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
How does conveyancing in Beaminster differ for new build properties?
Most buyers of new build property in Beaminster come to us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is completed. This is because house builders in Beaminster tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Beaminster or who has acted in the same development.
I am looking for a ground for flat up to £305k and found one close by in Beaminster I like with open areas and transport links in the vicinity, the downside is that it only has 61 years on the lease. There is not much else in Beaminster for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you require a mortgage that many years will be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.
We're FTB’s - agreed a price, but the property agent told us that the owners will only proceed if we instruct their recommended lawyers as they need an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer accustomed to conveyancing in Beaminster
We suspect that the owner is not behind this requirement. Should the owner want ‘a quick sale', taking such a hostile approach to a motivated buyer is going to damage their objectives. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you intend to appoint your own,trusted Beaminster conveyancing solicitors - not the ones that will give the negotiator at the agency a introducer fee or achieve conveyancing figures demanded by head office.
I am buying a flat and cash is in place. I have provided conveyancer with 2 distinct proof of photographic ID, bank statement, numerous utility bills. Now he requires a copy from a probate lawyer advising that the money is legitimate and that it has come from inheritance and not selling fake DVD.
For some years now requires conveyancing solicitors as well as banks, building societies and other financial institutes to obtain satisfactory evidence of the identity of the client. This is because solicitors who deal with money and property on behalf of their clients can be used by criminals wishing to launder money. In order to comply with the law of money laundering, your Beaminster conveyancing lawyer will need to obtain evidence of your identity as as well as make sure that your funds are legitimate.