I am getting a mortgage with Santander. I would like to employ the services of a Licensed Conveyancer in Lake. Does the Santander Conveyancing panel allow for Licensed Conveyancers?
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.
We are selling our home in Lake and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a factory type conveyancing firm as opposed to a conveyancing solicitor in Lake. Having lived in Lake for six years we know of no issue. Should we contact our local Authority to seek clarification that the buyers are looking for.
It would appear that you have a conveyancing firm already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I purchased a 4 bedroom Edwardian house in Lake. Conveyancing solicitor acted for me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the exact same property. Is it worth asking Godiva Mortgages Ltd to clarify?
You should 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Lake and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with the conveyancing practitioner who conducted the work.
How does conveyancing in Lake differ for newly converted properties?
Most buyers of new build property in Lake contact us having been asked by the seller to sign contracts and commit to the purchase even before the house is built. This is because house builders in Lake usually purchase the real estate, 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 conveyancing solicitors 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 Lake or who has acted in the same development.
Should I be suspicious by estate agents that I am dealing with are encouraging me to use a nationwide conveyancing firm as opposed to a High Street Lake conveyancing company?
As is the case with lots of service providers, often recommendations from relatives can be extremely useful or valuable. Nevertheless there are many players in a conveyancing matter; estate agents, financial adviser and banks might all put forward solicitors to retain. On occasion the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there behind the scenes commercial relationship behind the endorsement. You are at liberty to select your preferred lawyer. Don't forget that some mortgage providers specify a panel list of lawyers you are obliged to use for the lender related work in your transaction.
As co-executor for the will of my uncle I am disposing of a residence in Newport but I am based in Lake. My solicitor (who is 260 miles awayhas requested that I sign a stat dec before completion. Could you suggest a conveyancing lawyer in Lake who can witness this legal document for me?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are located in Lake