My mortgage broker says he needs my Lancaster solicitor’s panel member for the Santander conveyancing panel. Can you suggest how I discover this. I have called my local Lancaster office but they have not responded to me.
The sensible thing to do is ask for this information from your Lancaster property lawyer . They should have a central record lender panel numbers.
My bid for a property was accepted at auction in Lancaster. Conveyancing is required. What is next?
Having to all intents and purposes signed on the dotted line you now have to retain a conveyancing practitioner quickly as you will have a fast approaching a drop dead date to complete the property. All auction property should have a corresponding auction pack. This should include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the auction pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to leasehold premises. You need to pass this on to the lawyer instructed by you ASAP. Do make sure that you have funds organised to complete on the on the contractual date .
When it comes to mortgage companies such as Yorkshire BS, do Lancaster property lawyers face an annual charge to be on the list of approved solicitors?
We are not aware of any bank fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
It is unclear whether my bank requires a lease extension. I have called my Lancaster building society branch on numerous occasions and was told they are content with the situation and they will lend. My Lancaster conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend in accordance with their specific requirements. Who do I believe?
As long as the conveyancer is on the lender approved list, they must comply with the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I was advised by three or four local property agents in Lancaster to locate a conveyancer on your site. Is there a financial advantage for Estate Agents to market your lawyers over and above alternative conveyancing organisations?
We refuse to give any referral fee for sending work to this site. We thought it would be too underhand to pay a commission as home movers will think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
My husband and I are new to the buying process - agreed a price, yet the agent advised that the vendor will only proceed if we appoint their preferred solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a family solicitor used to conveyancing in Lancaster
We suspect that the seller is unaware of this request. If they desire ‘a quick sale', turning down a serious buyer is not the way to achieve this. Avoid the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are ready to progress, with finances in place © you are chain free (d) you intend to proceed fast (e)however you will continue to instruct your preferred Lancaster conveyancing lawyers - rather thanthose that will provide their estate agent a referral fee or meet his conveyancing thresholds pre-set by head office.
I own a leasehold house in Lancaster. Conveyancing and The Mortgage Works mortgage are in place. A letter has just been received from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1997. The conveyancing solicitor in Lancaster who previously acted has long since retired. Any advice?
First contact the Land Registry to make sure that the individual claiming to own the freehold is in fact the new freeholder. It is not necessary to instruct a Lancaster conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Lancaster Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying
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How many of the leaseholders are in arrears for their maintenance charge payments? How much is the ground rent and service charge? Best to be warned whether redecorating or some other significant cost is anticipated that will be shared by the leasehold owners and will materially increase the the maintenance fees or necessitate a specific invoice.
My husband and I intend to purchase our first home in Lancaster. Conveyancing lawyer has been appointed. The mortgage adviser advised that a survey is not appropriate as the house was only constructed in 1997.
The bare minimum you need a Home Buyer's Report. Given the residence is more than ten years old the property will not come with a warranty, so you don't want to take a risk. For a property that age with no signs of defects a Home Buyer's report may be sufficient. The report should highlight any obvious problems and recommend further investigation where appropriate. If there are any signs of material issues get a full structural survey.