I am hoping to receive a offer of a home loan from Santander. My intention is to employ the services of a Licensed Conveyancer in Hindhead. Does the Santander Conveyancing panel allow for conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
My fiance and I changing mortgage lender for our flat in Hindhead with RBS. We have a son approaching twenty who lives at home. Our solicitor has asked us to disclose any adults other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the flat is repossessed. I have a couple of questions (1) Is this form unique to the RBS conveyancing panel as he did not need to sign this form when we bought 4 years ago (2) Does our son by signing this extinguish his rights to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to RBS. This is solely used to protect RBS if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of RBS had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
Can your site be used to find a Conveyancing solicitor in Hindhead even where I’m not purchasing or selling a house, for example where I intend to buy a shop in Hindhead with a mortgage from Lloyds TSB Bank?
Our search tool is primarily utilised to select residential conveyancing solicitors in Hindhead but we have set out towards the bottom of this page some Hindhead commercial conveyancing firms. You should make contact with the solicitors directly to check if they are also authorised to represent Lloyds TSB Bank
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Hindhead?
Two types of professional can carry out conveyancing in Hindhead namely CLC regulated conveyancers or solicitors. Both professionals administer the legal services that required to complete the sale or purchase of property. Both are duty bound to execute Hindhead conveyancing to the same quality and guidelines so you can be sure that your conveyancing will be professionally conducted and that all necessary procedures should be suitably adhered to.
Is it the case that all Hindhead CQS (Conveyancing Quality Scheme) solicitors are on the Lloyds conveyancing panel?
It is true that some banks and building societies now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Hindhead solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Hindhead postcode. As you are getting a mortgage with Aldermore, you could contact them to see if they have a list of approved surveyors in Hindhead.
I am employed by a busy estate agency in Hindhead where we see a few leasehold sales derailed as a result of short leases. I have received inconsistent advice from local Hindhead conveyancing firms. Please can you confirm whether the seller of a flat can start the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Hindhead Leasehold Conveyancing - Sample of Queries before Purchasing
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How many years remain on the lease? You should be aware if it is no more than 80 years it will impact the salability of the apartment. It is worth checking with your lender that they are content with the length of the lease. Leases with less than 80 years remaining means that you will most likely need a lease extension at some point and you need to have some idea of what this would cost. Remember, in most cases you will need to own the property for a couple of years before you are entitled to extend the lease.
My wife and I have recently had an offer agreed on a apartment and had meeting on Tuesday with Nationwide for the mortgage. They have informed me that when it comes to appointing a conveyancer that if they are not on their approved panel of solicitors then we will be subject to an a further charge of £200. This is is due to the fact that they would then have to instruct a property lawyer to act for them as well as the one we select for ourselves and we will be on the hook for their invoice. I have asked Nationwide to supply me with a list so I can obtain quotes only from their approved lawyers but was told that I need to check with each individual lawyer to see if they are on the panel. Is there a list online?
You should ask Nationwide what their panel criteria is for a solicitor.Then ask the lawyer of your choice whether they meet the criteria and have they acted on loans for Nationwide previously. If the answer to those is yes, then just clarify this with Nationwide. Alternatively please utilise our search facility and we may be able to locate a solicitor in Hindhead on the approved list for Nationwide.