I am getting a offer of a home loan from Santander. I hope to instruct a Licensed Conveyancer in Becontree. Does the Santander Conveyancing panel exclude Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Do lenders provide you with an approved list of Becontree conveyancing solicitors? How do you know who is on the Nottingham conveyancing panel?
Becontree conveyancing firms themselves provide us confirmation that they are on the Nottingham conveyancing panel as opposed to being supplied with a list from Nottingham directly.
How can we tell if a Becontree conveyancing solicitor on the TSB panel is any good?
When it comes to conveyancing in Becontree seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor handling your transaction.
I am expecting a DIP from Co-operative 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 Co-operative recommend any Becontree solicitors on the Co-operative conveyancing panel, or is it better to go independently?
You will need to appoint Becontree solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
After shopping around on the internet I have found a Becontree property lawyer having checked that they are on the Skipton conveyancing panel. Does my lawyer arrange the survey of the property?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Becontree postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Becontree.
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Becontree is where the house is located. Can you shed any light on this issue?
Flying freeholds in Becontree are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Becontree you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Becontree may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
As co-executor for the will of my uncle I am selling a house in Swansea but live in Becontree. My conveyancer (who is 260 kilometers from mehas requested that I sign a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Becontree to witness this legal document for me?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are Becontree based
My hope is to acquire a ground floor apartment in Becontree. Conveyancing lawyer has been waiting for, from the seller, building insurance documents. This morning I was advised that the owner needs to forward the insurance paperwork for the flat above as well. Why does my conveyancing practitioner want to see the insurance for the flat above? Is it strictly necessary? We have been in hold for the previous fortnight…
It is not unheard of in leasehold conveyancing in Becontree to find Conveyancing in Becontree in a minority of cases reveals that the lease requires the leasehold owners to insure their individual flats rather than the freeholder insuring the entire building - which is definitely better. You should clarify with your lawyer but it would appear that your conveyancer is seeking to establish that the entire building is insured. Insuring your residence is no help when it comes to rebuilding after a fire if the other flat cannot be reconstructed due to lack of insurance.