My fiance and I intend to purchase a 1 bedroom flat in Boncath with a mortgage from Santander.We like our Boncath conveyancing practitioner but Santander informed us her practice is not listed on their approved list of firms. we are left little option but to use a Santander panel solicitor or keep our high street solicitor and pay for a Santander panel lawyer to act for them. This seems very unfair; Can we not simply insist that Santander use our lawyer?
No, not really. The home loan issued to you is subject to its various provisions, one of which will be that lawyers will be on the Santander solicitor panel. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Santander
My stepmother informed me that in purchasing a property in Boncath there could be a number of restrictions as to what one can do in terms of external changes to the property. Is this right?
There are a number of properties in Boncath which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Boncath should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We previously instructed conveyancers locally in Boncath on the Kent Reliance solicitor panel. They are now charging me a further sum for handling the Kent Reliance mortgage. Is this an additional conveyancing fee specified by Kent Reliance?
Provided it is contained in their Terms of Engagement or estimate then yes your solicitor may levy a fee for this. The fee is not set by Kent Reliance but by your Boncath solicitor. Plenty of firms on the Kent Reliance panel will quote an ‘acting for lender’ fee and others do not.
Principality have agreed my home loan in principle, my offer on a flat in Boncath has been agreed to, what are the next steps?
Your estate agent will want to be advised as to your solicitor's details (ensure that the property lawyers are on the lender’s approved list). Telephone Principality or your financial adviser and complete any relevant documentation. Principality will instruct a valuer who will get in touch with the selling agent or owners to schedule an appointment. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. Principality will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Boncath.
My relative advised me that where I am buying in Boncath I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally included in the estimate for your Boncath conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Boncath around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Boncath Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information concerning Boncath.
Just had an offer accepted on a new build flat in Boncath. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Boncath
-
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan. 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Boncath is the location of the property. Can you offer any advice?
Flying freeholds in Boncath are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Boncath you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Boncath 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.
What do I do if I am not happy with the lawyer who handled my conveyancing in Boncath?
Occasionally the level of service you receive is not as you expect, and is is a fact of life that occasionally things do go wrong. Nevertheless there is recourse if you were not happy with your conveyancing in Boncath. This varies from trying to resolve matters directly with them, through to reporting a conveyancing practitioner to their regulator. If things still aren’t sorted out you may consider getting in touch with the Legal Ombudsman.