My mortgage broker has asked me for my Hersham law firm’s panel member for the Santander conveyancing panel. Can you suggest how I obtain this. I have called my local Hersham office but they have not responded to me.
Have you tried speaking to your Hersham property lawyer about this?. They keep a central record lender panel numbers.
I require conveyancing for a flat in a relatively new development (seven years old) in Hersham. 95% of the flats have already been disposed of. Do I need carry out the local searches for my conveyancing in Hersham?
You are taking a significant risk in not carrying out Hersham 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 mortgage free there is no legal necessity to have them, but we would seriously advise in no uncertain terms that your solicitor conducts them. Where time pressures and cost are top of your issues you should consider with your conveyancer about the options such as contingency insurance available to you
Can I use your services to recommend a Conveyancing solicitor in Hersham even where I’m not buying or disposing of a house, for example if I intend to buy an office in Hersham with a mortgage from TSB?
The service is predominantly utilised to select residential conveyancing solicitors in Hersham but we have listed at the bottom of this page some Hersham commercial conveyancing firms. You should enquire with the solicitors directly to see if they are also authorised to represent TSB
Is it correct that all Hersham CQS (Conveyancing Quality Scheme) solicitors are on the Clydesdale conveyancing list of approved firms?
A selection of banks and building societies now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
I am due to exchange contracts on my apartment. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, RBS are being problematic. The Hersham solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Planning on purchasing a maisonette in Hersham. 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 UBS 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 Hersham property lawyer is on the UBS conveyancing panel.
My wife and I purchased a 4 bedroom Victorian house in Hersham. Conveyancing practitioner acted for me and Yorkshire Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold with the exact same property. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register as there may be 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 Hersham and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing lawyer who conducted the purchase.
I'm purchasing my first flat in Hersham with a mortgage from Godiva Mortgages Ltd. The developers would not move on the price so I negotiated £7000 of extras instead. The sale representative told me not to tell my lawyer about this side-deal as it could put at risk my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.