I am expecting a offer of a home loan from Santander. My intention is to enlist the help of a Licensed Conveyancer in Slade Green. Does the Santander Conveyancing panel include Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Is it realistic for conveyancing in Slade Green to be finalised in 28 days?
First, If you are under a tight deadline for your conveyancing it is highly recommended that your lawyer is familiar with the area as they will benefit local contacts and insight. It is possible that they may have transacted otherhouses in the same neighbourhood. You would be best advised to use a Slade Green conveyancing lawyer. Second, make sure that the conveyancing firm is on the on the approved list for your mortgage company. It is believed that just under twenty per cent of Slade Green conveyancing transactions are delayed or jeopardised after finding out that a purchaser’s solicitor was not on their mortgage lender’s member panel. In many cases this discovery resulted in the legal transfer of property being delayed by as much as 21 days. It is said that this issue affects approximately 100,000 home sales annually. Most Slade Green conveyancing firms can not represent certain banks so do check as early as possible.
I can see plenty of here about conveyancing in Slade Green but what is your top tip for choosing the right conveyancer in Slade Green
We would encourage you not to go for the cheapest Slade Green conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
I currently have a mortgage with Bank of Ireland for my property in Slade Green. Conveyancing has been completed 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Bank of Ireland?
Bank of Ireland must be informed of your intention before letting out your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. It may be that Bank of Ireland 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 Bank of Ireland directly. You need not do this via a Bank of Ireland conveyancing panel firm.
Planning on purchasing a house in Slade Green. 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 RBS 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 Slade Green property lawyer is on the RBS conveyancing panel.
I have justdiscovered that Wolstenholmes have been shut down. They conducted my conveyancing in Slade Green for a purchase of a leasehold apartment 12 months ago. How can I establish that the property is not still registered in the name of the previous owner?
The quickest way to check if the property is registered to you, 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 Slade Green conveyancing specialists.
Is it best to go with a Slade Green conveyancing solicitor who is local to the property I am buying? We have a good friend who can carry out the conveyancing but her office is over three hundred miles drive away.
The primary upside of using a high street Slade Green conveyancing practice is that you can attend the office to execute paperwork, present your ID and apply pressure on them if necessary. They will also have local intelligence which is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and they were content that should surpass using an unfamiliar Slade Green conveyancing lawyer solely due to them being Slade Green based.
I've recently bought a leasehold flat in Slade Green. Am I liable to pay service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
After months of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Slade Green. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Where there is a missing 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 LVT to arrive at the price payable.
An example of a Lease Extension decision for a Slade Green flat is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case was in relation to 13 flats. The unexpired residue of the current lease was 76 years.