I am expecting a mortgage offer from Santander. I intend to retain the legal services of a Licensed Conveyancer in Herefordshire. Does the Santander Conveyancing panel exclude 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 Council of Licensed Conveyancers.
The Herefordshire conveyancing firm handling our Herefordshire conveyancing has spotted a difference when comparing the surveyor’s assumptions in the home valuation report and what is revealed within the title deeds. My solicitor informs me that he is obliged to ensure that the lender is OK with this discrepancy and is content to go ahead. Is my solicitor’s stance appropriate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
My wife and I have recently appointed a conveyancing solicitor in Herefordshire. I I am struggling to find out whether they are on the Lloyds TSB Bank approved list of lawyers. Could you advise?
You should phone the solicitor and ask them whether they can act for the lender. Otherwise you can call Lloyds TSB Bank who may be able to help.
When it comes to mortgage companies such as Coventry BS, do Herefordshire conveyancing practitioners incur an annual charge to be on the list of approved solicitors?
We are unaware of any lender fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I have decided to exercise my right to buy my property in Herefordshire off the council. I have a mortgage agreed with Principality. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Principality, you will need to appoint a solicitor on the Principality conveyancing panel.
The mortgage over my property is with Clydesdale for my property in Herefordshire. Conveyancing was finalised months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Clydesdale?
You must advise Clydesdale before letting out your property as this is likely to be a breach of Clydesdale’s mortgage conditions. It may be that Clydesdale 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 Clydesdale directly. You need not do this via a Clydesdale conveyancing panel firm.
A colleague suggested that where I am purchasing in Herefordshire I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes included in the estimate for your Herefordshire conveyancing searches. It is a large document of about 40 pages, listing and detailing significant information about Herefordshire around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Herefordshire Education with maps and statistics, Local Amenities and other useful data regarding Herefordshire.
Am I best advised to use a Herefordshire conveyancing solicitor in close proximity to the house I am hoping to buy? An old friend can perform the legal formalities but they are based approximately 350kilometers drive away.
The benefit of a local Herefordshire conveyancing firm is that you can visit the firm to sign paperwork, deliver your identification documents and pester them if necessary. They will also have local intelligence which is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and they were impressed that should outweigh using an unknown Herefordshire conveyancing lawyer just because they are Herefordshire based.