I am obtaining a mortgage with Santander. My intention is to retain the legal services of a Licensed Conveyancer in Hampton. Does the Santander Conveyancing panel allow for conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
My wife and I are purchasing a brand new duplex in Hampton and my solicitor is telling me that she has to the lender to reveal incentives from the builder. I am nearing the developer’s deadline to sign contracts and I would rather not prolong the conveyancing. Is my lawyer right?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
As a FTB what is the most important advice you can impart regarding purchase conveyancing in Hampton?
You may not hear this from too many lawyers but conveyancing in Hampton and elsewhere in South West London is often a confrontational experience. In other words, when it comes to conveyancing there is an abundance of opportunity for conflict between you and others involved in the house moving process. For instance, the vendor, property agent and on occasion your bank. Selecting a lawyer for your conveyancing in Hampton an important selection as your conveyancer is your adviser, and is the ONLY party in the legal process whose interest is to act in your best interests and to protect you.
We are witnessing a definite creep in the "blame" culture- someone has to be at fault for the process being so protracted. We recommend that you your first instinct should be to trust your conveyancer above all other parties when it comes to the legal assignment of property.
I currently have a mortgage with HSBC for my property in Hampton. Conveyancing has been completed 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform HSBC?
HSBC must be informed of your intention prior to renting your property as this is likely to be a breach of HSBC’s mortgage conditions. In many cases banks or building societies will permit you to let 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 HSBC directly. It should not be necessary to do this via a HSBC conveyancing panel firm.
Planning on purchasing a maisonette in Hampton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Hampton lawyer is on the Coventry BS conveyancing panel.
At last I have had an offer on a maisonette in Hampton accepted, the owners do however have a tied purchase. The sellers have put an offer on a flat, but it’s not yet tied up, and have viewings of other apartments booked. I have chosen a high street conveyancing solicitor in Hampton. What should be my next step? At what point should I apply for the mortgage with UBS?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then survey, Hampton conveyancing search costs, etc). First, you should ensure that your conveyancer is on the UBS conveyancing panel. As to the next stages this very much dictated by the circumstances of your case, desire for the property and on the state of the market. In a buoyant market many home buyers will apply for a home loan with UBS and arrange for the valuation and only if it comes back ok would they ask their solicitor to proceed with the conveyancing in Hampton.
I have recentlyfound out that Arc property Solicitors have closed. They conducted my conveyancing in Hampton for a purchase of a leasehold flat 12 months ago. How can I be sure that my home is not still registered in the name of the former proprietor?
The easiest method to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Hampton conveyancing specialists.
Am I right to be wary about brokers that I am dealing with are suggesting a factory type conveyancing firm rather than a High Street Hampton conveyancing company?
As is the case with many professional services, often suggestions from family and friends can be very helpful. Yet there are numerous players in a conveyancing matter; estate agents, financial adviser and lenders might all suggest lawyers to appoint. Sometimes these lawyers might be known to one of the organisations as one of the best in their field, but occasionally there may be a commercial relationship behind the endorsement. You have the discretion to choose your own conveyancer. Don't forget that the majority of banks have an approved list of lawyers you must use for the lender aspect of your transaction.