I am hoping to receive a mortgage with Santander. I hope to retain the legal services of a Licensed Conveyancer in Ponders End. Does the Santander Solicitor panel exclude conveyancers regulated by the CLC?
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 Council of Licensed Conveyancers.
IfI was to buy a simple residential housein Ponders End mortgage fee and dispense with a survey and no local authority searches how much could I expect to have to pay for conveyancing in Ponders End?
The only reduction in fees you would achieve is the costs for searches. A solicitor is required to do the vast majority of work - money laundering, liaising with the sellers conveyancer, stamp duty return, register the title etc. You might save a bit for them not having to register a charge but it will not be a lot.
My uncle passed away last year and as sole heir and executor I was left the house in Ponders End. The house had a relatively small loan left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to TSB, pay off the mortgage. Is this possible?
Where you intend to re-mortgage then TSB will require that you use a conveyancer on the TSB conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your TSB conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the TSB mortgage is registered as a charge at the Land Registry.
How does conveyancing in Ponders End differ for new build properties?
Most buyers of new build or newly converted property in Ponders End approach us having been asked by the developer to sign contracts and commit to the purchase even before the premises is finished. This is because new home sellers in Ponders End typically purchase the land, 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 used to new build conveyancing in Ponders End or who has acted in the same development.
I am looking for a flat up to £245,000 and found one round the corner in Ponders End I like with open areas and transport links in the vicinity, the downside is that it's only got 61 remaining years left on the lease. I can't really find anything else in Ponders End suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you need a home loan the remaining unexpired lease term will likely be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.
How much experience do your Ponders End conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Ponders End conveyancing lawyers help thousands of people move home every year and supported plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Ponders End conveyancers have worked on recent similar cases.