I am getting a mortgage offer from Santander. I hope to retain the legal services of a Licensed Conveyancer in Shotton. Does the Santander Conveyancing panel allow for conveyancers regulated by the CLC?
The Santander conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
The Shotton conveyancing firm handling our Shotton conveyancing has spotted an inconsistency between the assumptions in the home valuation survey and what is in the legal papers for the property. My solicitor has advised that he needs to check that the lender is happy with this discrepancy and is content to go ahead. Is my solicitor’s approach appropriate?
Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
What happens if my lawyer’s firm is suspended from the Barclays Conveyancing panel ahead of completing my conveyancing in Shotton?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Shotton?
Two types of professional can execute conveyancing in Shotton namely CLC regulated conveyancers or solicitors. The two can provide the legal services that you need to complete the sale or purchase of property. Both are required to carry out Shotton conveyancing to the same standards and guidelines so you may be safe in the knowledge that your conveyancing will be properly administered and that all requirements and steps should be appropriately adhered to.
I can not fathom if my bank requires a lease extension. I have called into my local Shotton bank branch on a couple of occasions and was informed it wasn't an issue and they will lend. My Shotton conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend based on their specific requirements. I simply don't know who is right.
As long as the conveyancing practitioner is on the bank panel, she or he must adhere to the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank 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.
Planning on purchasing a house in Shotton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Shotton property lawyer is on the Coventry BS conveyancing panel.
Completion is due on our sale of a £225,000 garden flat in Shotton in just under a week. The freeholder has quoted £324 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Shotton?
Shotton conveyancing on leasehold maisonettes usually involves administration charges invoiced by management companies :
Answering conveyancing due diligence enquiries
Where consent is required before sale in Shotton
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I own a garden flat in Shotton, conveyancing having been completed May 1996. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Shotton with an extended lease are worth £202,000. The ground rent is £55 yearly. The lease runs out on 21st October 2077
You have 56 years remaining on your lease the likely cost is going to be between £29,500 and £34,000 as well as legals.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.
My nephew is embarking on her first house purchase, the home loan was agreed last week in principle. One the seller agreed the offer on the house we rang the bank to progress the mortgage application. I was shocked to discover that mortgage companies do not accept all conveyancing practitioner, they must be on their panel, is this correct?
Lenders ordinarily restrict either the type or the number of conveyancing practices on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Shotton solicitor on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.