My mortgage broker has asked me for my Canford Cliffs solicitor’s panel reference for the Santander conveyancing panel. What is the best way to obtain this. I have contacted my local Canford Cliffs branch but they have not got back to me yet.
You are best placed to get this information from your Canford Cliffs conveyancing practitioner . Most Canford Cliffs law firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
What is the difference between a licensed conveyancer and conveyancing solicitor in Canford Cliffs
There are many recorded licenced Conveyancers in Canford Cliffs and Solicitor firms in Canford Cliffs to choose from It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal work in transferring property. Both can handle associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I currently have a mortgage with RBS for my property in Canford Cliffs. Conveyancing was finalised some time ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform RBS?
Your original mortgage agreement with RBS will provide that you need their approval in advance of renting your property as this is likely to be a breach of RBS’s mortgage conditions. In many cases banks or building societies will allow you to rent 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 RBS directly. It should not be necessary to do this via a RBS conveyancing panel solicitor.
I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Canford Cliffs solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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 Canford Cliffs postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Canford Cliffs.
A colleague advised me that where I am purchasing in Canford Cliffs I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes quoted for as part of the standard Canford Cliffs conveyancing searches. It is not a small document of more than thirty pages, listing and setting out important information about Canford Cliffs around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Canford Cliffs 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 Canford Cliffs.
Are there restrictive covenants that are commonly identified during conveyancing in Canford Cliffs?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Canford Cliffs. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I have been on the look out for a leasehold apartment up to £195,000 and found one near me in Canford Cliffs I like with open areas and railway links nearby, the downside is that it only has 61 years on the lease. There is not much else in Canford Cliffs suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a mortgage that many years will be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.
Do I need to be wary about third parties that I am dealing with are suggesting a nationwide conveyancing firm rather than a High Street Canford Cliffs conveyancing firm?
As with lots of service providers, often referrals from family and friends can be worth their weight in gold. But there are many people with a keen interest in a conveyancing transaction; estate agents, financial adviser and banks may put forward lawyers to select. On occasion the conveyancers might be known to one of the organisations as experts in their field, but sometimes there behind the scenes financial incentive behind the endorsement. You have the discretion to choose your own conveyancer. Don't forget that some lenders have an approved list of lawyers you have to use for the mortgage related work in your conveyancing.