I am expecting a mortgage with Santander. My intention is to employ the services of a Licensed Conveyancer in Coningsby. Does the Santander Conveyancing panel exclude Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
I am need of leasehold conveyancing for a flat in a fairly new development (seven years old) in Coningsby. Almost all the properties are already disposed of. Do I need carry out the conveyancing searches for my conveyancing in Coningsby?
You would be taking a significant risk in not carrying out Coningsby conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would strongly advise in the strongest possible terms that your conveyancer conducts them. Where speed and expenses are primary issues you should consider with your lawyer about the possibility of search insurance
We previously selected solicitors with offices in Coningsby on the Nationwide solicitor panel. They have just invoiced me a further sum for the legal aspects of the Nationwide mortgage. Is this a supplemental conveyancing fee set by Nationwide?
Provided it is contained in their Terms of Engagement or Quote then yes your lawyer is entitled to levy a fee for this. This charge is not set by Nationwide but by your Coningsby conveyancing practitioner. Some firms on the Nationwide panel will quote ’dealing with mortgage’ fee and others do not.
My wife and I are in the throws of viewing apartments in Coningsby and I am now considering a potential offer. Is it wise to have a conveyancing practitioner on ‘stand by’? I intend to finance via a home loan with Nottingham.
You should start requesting conveyancing estimates from solicitors ASAP. 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 selling agent. As you are getting a mortgage with Nottingham, ask your prospective lawyers if they are on the Nottingham conveyancing panel otherwise they can't do the mortgage legal work.
I recently had an offer accepted on a house in Coningsby. My mortgage broker suggested a conveyancing practitioner. I paid an advanced payment of £200. Shortly after, the conveyancer contacted me sheepishly admitting that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I used Action Conveyancing a few years past for my conveyancing in Coningsby. I now require my file but the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Coningsby of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing my first flat in Coningsby benefiting from help to buy. The sellers refused to reduce the amount so I negotiated £7000 of additionals instead. The property agent told me not reveal to my lawyer about this extras as it would jeopardize 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.
Do you have any advice for leasehold conveyancing in Coningsby from the point of view of saving time on the sale process?
- Much of the delay in leasehold conveyancing in Coningsby can be bypassed where you get in touch lawyers as soon as your agents start advertising the property and request that they start to put together the leasehold information which will be required by the buyers’ lawyers. If you are supposed to have a share in the Management Company, you should make sure that you hold the original share certificate. Arranging a duplicate share certificate can be a time consuming formality and delays many a Coningsby conveyancing transaction. If a duplicate share certificate is necessary, you should approach the company director and secretary or managing agents (where applicable) for this sooner rather than later. In the event that you altered the property did you need the Landlord’s consent? In particular have you installed wooden flooring? Most leases in Coningsby state that internal structural alterations or laying down wooden flooring calls for a licence from the Landlord acquiescing to such changes. If you dont have the paperwork to hand you should not communicate with the landlord without contacting your conveyancer in advance. You may think that you are aware of the number of years left on your lease but it would be advisable double-check by asking your conveyancers. A buyer’s conveyancer will not be happy to advise their client to where the remaining number of years is less than 75 years. It is therefore essential at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale.
I purchased a split level flat in Coningsby, conveyancing was carried out July 2006. Can you work out an approximate cost of a lease extension? Comparable flats in Coningsby with a long lease are worth £171,000. The ground rent is £50 invoiced every year. The lease terminates on 21st October 2105
You have 79 years left to run we estimate the price of your lease extension to be between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.