My mortgage broker says he needs my Sedgefield solicitor’s panel reference for the Santander conveyancing panel. Can you suggest how I find this out. I have called my local Sedgefield branch but they have not got back to me yet.
Have you tried contacting your Sedgefield property lawyer about this?. They keep a central record lender panel numbers.
My partner and I have lately purchased a property in Sedgefield. We have since encountered a number of issues with the house which we believe were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been carried out as part of conveyancing in Sedgefield?
The query is not clear as what problems have arisen and if they are specific to conveyancing in Sedgefield. Conveyancing searches and investigations undertaken as part of the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, a property owner completes a form called a SPIF. If the information proves to be misleading, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Sedgefield.
Is it the case that all Sedgefield CQS (Conveyancing Quality Scheme) solicitors are on the Skipton conveyancing panel?
It is true that some lenders now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.
I currently have a mortgage with UBS for my property in Sedgefield. Conveyancing was finalised some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform UBS?
Your original mortgage agreement with UBS will provide that you need their approval before renting your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. It should not be necessary to do this via a UBS conveyancing panel lawyer.
I can not work out if my mortgage offer requires a lease extension. I have telephoned my Sedgefield bank branch on numerous occasions and was reassured it wasn't an issue and they would lend. My Sedgefield conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend based on their specific requirements. Who do I believe?
The lawyer must follow the CML Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the lender 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
The deeds to our property are lost. The lawyers who handled the conveyancing in Sedgefield 4 years ago are no longer around. Will I be able to sell the house?
As long as you have a registered title the information relating to your proprietorship will be retained by HMLR with a Title Number. It is easy to conduct a search at the Land Registry, locate your property and order up to date copies of the property title for a small fee. If the property is Leasehold then the Land Registry will usually retain a certified duplicate of the Registered Lease and again, a copy can be ordered for a small fee.
I am buying a new build apartment in Sedgefield. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Sedgefield
The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision.
My husband and I are new on the property ladder - agreed a price, yet the estate agent has warned us that the vendor will only issue a contract if we appoint the agent's preferred conveyancers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a family solicitor used to conveyancing in Sedgefield
It is unlikely the sellers are driving this. Should the seller desire ‘a quick sale', alienating a genuine purchaser is not the way to achieve this. Speak to the owners direct and make sure they understand (a)you are motivated purchasers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you are going to appoint your own,trusted Sedgefield conveyancing solicitors - as opposed tothose that will give the negotiator at the agency a commission or hit his conveyancing thresholds demanded by HQ.