I am selling my house in Charing Cross. Does my conveyancing practitioner have to be on the Skipton conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Skipton conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently currently.
My partner and I have organised a further advance on our mortgage from Santander as we want to carry out renovations to our house in Charing Cross. Do we need to select a high street Charing Cross solicitor on the Santander conveyancing panel to deal with the paperwork?
Santander do not ordinarily require firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander list.
My fiancee and I are at the point of looking at apartments in Charing Cross and I am now considering a potential offer. Should I already have a property lawyer in place at this point? I intend to finance via a mortgage with RBS.
It would be wise to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. Given that you are taking out a mortgage with RBS, make sure you remember to check that your lawyer is on the RBS conveyancing panel.
I can not fathom if my lender requires a lease extension. I have called my Charing Cross building society branch on a couple of occasions and was told it does not affect the mortgage offer and they would lend. My Charing Cross conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
The solicitor must comply with the Council of Mortgage Lenders’ Handbook Part 2 conditions for your lender. 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I have a renovated Georgian house in Charing Cross. Conveyancing solicitor acted for me and Halifax. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold under the exact same address. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Charing Cross and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with your conveyancing lawyer who conducted the conveyancing.
I am buying my first flat in Charing Cross with the aid of help to buy. The builders refused to move on the price so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not disclose to my solicitor about the extras as it may put at risk my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My business partner and I are looking to take an assignment of a lease of a shop on the high street. Can you recommend conveyancers offering competitive fees for commercial conveyancing in Charing Cross for below 2k?
We can recommend firms who have well rounded knowledge of commercial conveyancing in Charing Cross, including the sale and purchase of businesses as well as simply property. Whether you are hoping to buy or lease a shop, pub, restaurant, office, retail premises or a complete business we will find you the right solicitor. Regarding the charges these will vary based on the structure and nuances of the proposed transaction. Please provide us with your contact information or phone so as to enable us to furnish you with comprehensive commercial conveyancing calculation.
I am 3 weeks into a leasehold purchase having been referred to solicitors by the estate agent to execute conveyancing in Charing Cross. I am am starting to be dissatisfied with the level of service. Can you help me find new lawyers?
They would need to be really bad to suggest changing them. Has the loan offer been generated? If so you need to inform them of the new conveyancer and ensure the loan are re-sent. Your new conveyancer needs to be on the banks approved list to avoid added charges and delays. So that should be your first question of the new conveyancers. The search tool should help you find a lender approved lawyer for your conveyancing in Charing Cross