My financial adviser requires my Page Green solicitor’s panel reference for the Santander conveyancing panel. How do I find this out. I have tried my local Page Green branch but they have not got back to me yet.
The sensible thing to do is ask for this information from your Page Green conveyancer . Most Page Green conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
Can you help? My Page Green lawyer is advising me that he has toorder Page Green conveyancing searches becausethe firm are on the HSBCconveyancing panel. Do I not have a choice here?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Page Green conveyancing searches.
My wife and I are purchasing a property in Page Green. I might seem paranoid but how we can trust a solicitor? On completion day we have to deposit funds into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Are all Page Green Conveyancing Quality Solicitors on the Santander conveyancing panel?
Some major lenders now make use of CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
The formalities of my purchase has taken place for my property in Page Green. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Various online forums that I have come across warn that are the number one cause of obstruction in Page Green conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any holding up conveyancing in Page Green.
How does conveyancing in Page Green differ for newly converted properties?
Most buyers of new build property in Page Green contact us having been asked by the seller to sign contracts and commit to the purchase even before the house is constructed. This is because house builders in Page Green typically purchase 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 property lawyers 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 accustomed to new build conveyancing in Page Green or who has acted in the same development.
Planning to exchange soon on a ground floor flat in Page Green. Conveyancing lawyers inform me that they report fully next week. What should I be looking out for?
Your report on title for your leasehold conveyancing in Page Green should include some of the following:
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You would want to be sent a copy of the lease How long the lease is. You should receive guidance as what happens when the lease expires, and aware of the importance of not letting the lease term falling below eighty years Are pets allowed in the flat? What options are open to you if another leaseholder in the building breaches a clause of their lease? Who has the liability for maintaining the window frames
I have had difficulty in seeking a lease extension in Page Green. Can this matter be resolved via the Leasehold Valuation Tribunal?
in cases where there is a absentee freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to make a decision on the price.
An example of a Freehold Enfranchisement decision for a Page Green residence is 22 Wakefield Road in January 2012. Following a vesting order Clerkenwell and Shoreditch County Court under section 26 of the Leasehold Reform,Housing and Urban Development Act 1993 on 9th May 2011 the Tribunal decided that the price that the Applicant for the freehold interest should pay is £17,400 This case related to 2 flats. The number of years remaining on the existing lease(s) was 74.13 years.