I am getting a mortgage offer from Santander. I hope to retain the legal services of a Licensed Conveyancer in Llanidloes. Does the Santander Conveyancing panel exclude conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
Can you help? My Llanidloes solicitor is advising me that he has toapply for Llanidloes conveyancing searches becausethe firm are on the Santandersolicitor panel. Is this really necessary?
You have limited options available to you. As you are taking a mortgage with a bank your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Llanidloes conveyancing searches.
A relative recommended that where I am buying in Llanidloes I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually quoted for as part of the standard Llanidloes conveyancing searches. It is not a small document of about 40 pages, listing and detailing significant information about Llanidloes around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Llanidloes Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful information regarding Llanidloes.
I have todaybeen informed that Wolstenholmes have been shut down. They carried out my conveyancing in Llanidloes for a purchase of a freehold house 9 months ago. How can I establish that the property is not still registered in the name of the former proprietor?
The quickest method to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Llanidloes conveyancing specialists.
How does conveyancing in Llanidloes differ for new build properties?
Most buyers of new build or newly converted property in Llanidloes contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is constructed. This is because builders in Llanidloes typically buy the site, 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 Llanidloes or who has acted in the same development.
My uncle has suggested that I appoint his conveyancers in Llanidloes. Should I use them?
No doubt the ideal way to choose a conveyancing lawyer is to get referrals from friends or family who have previously instructed the conveyancer that you are considering.