I am considering applying for a Santander mortgage for purchase of a newly converted (under development) in Edmonton with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Santander ?
In theory, you could use a solicitor that is not on the Santander conveyancing panel, but Santander would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
There is lots of here concerning conveyancing in Edmonton but can you isolate your top tip for choosing the right conveyancer in Edmonton
Do not opt for the cheapest Edmonton conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
Please help - my lawyer advises that chancel insurance is needed on my purchase. What is the level of cover for Edmonton conveyancing?
The right level of chancel indemnity insurance depends on who your lender is. It would differ for example between Birmingham Midshires and Bank of Scotland. Conveyancing lawyers as opposed to borrowers take out such policies.
My offer was accepted on an apartment in Edmonton on 18/1/2019, valuation was booked five days later, received a clean bill of health. Solicitor appointed, so all that was missing was my mortgage offer. Having made daily calls to Nottingham and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nottingham conveyancing panel. Are Nottingham entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nottingham to deal with your lawyer's application to be on the Nottingham conveyancing panel. There's no guarantee that your solicitor will be accepted.
The deeds to my home are lost. The solicitors who did the conveyancing in Edmonton 5 years ago have long since closed. What do I do?
Assuming the title is registered the details of your ownership will be held by HMLR with a Title Number. It is easy to perform a search at the Land Registry, locate your house and obtain up to date copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will also normally hold a file duplicate of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
How does conveyancing in Edmonton differ for newly converted properties?
Most buyers of new build premises in Edmonton come to us having been asked by the builder to sign contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Edmonton tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Edmonton or who has acted in the same development.
Due to the encouragement of my in-laws I had a survey completed on a property in Edmonton in advance of appointing solicitors. I have been advised that there is a flying freehold aspect to the property. The surveyor has said that some lenders will refuse to issue a loan on a flying freehold premises.
It depends who your proposed lender is. Lloyds has different requirements for example to Birmingham Midshires. Should you wish to call us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Edmonton. Conveyancing may be slightly more expensive based on your lender's requirements.
In my capacity as executor for the will of my grandmother I am disposing of a property in Cardiff but reside in Edmonton. My conveyancer (approximately 200 miles from merequires that I sign a stat dec prior to completion. Could you suggest a conveyancing practitioner in Edmonton who can witness this legal document for me?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are Edmonton based