We are getting a further advance on our mortgage from Santander as we wish to carry out improvements to our home in Soho. Are we obliged to appoint a high street Soho solicitor on the Santander conveyancing panel to deal with the paperwork?
Santander don't usually instruct a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander panel.
I am expecting a AIP from Yorkshire BS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Soho solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Soho solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
My fiancee and I are spending time looking at houses in Soho and I am about to put in an offer. Is it sensible to have a conveyancing practitioner on ‘stand by’? I will be getting a mortgage with Clydesdale.
It would be wise to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. Given that you are getting a mortgage with Clydesdale, make sure you remember to check that your lawyer is on the Clydesdale conveyancing panel.
Is it necessary to take out insurance to protect me from financial exposure to chancel repairs when purchasing a residence in Soho?
Unless a previous acquisition of the property took place post 12 October 2013 you could expect conveyancing practitioners handling conveyancing in Soho to remain recommending a chancel search and or insurance against a claim.
I completed on my house on 4 March and my personal details is not yet registered. Any reason for this? My conveyancing solicitor in Soho said it would be recorded in less than a month. Are properties in Soho particularly slow to register?
There is nothing unique when it comes to conveyancing in Soho registration formalities. Rather than based on location, timeframes can vary according to who lodges the application, whether there are errors and whether the Land registry communicate with any third parties. Currently roughly 80% of submission are fully addressed in less than three weeks but occasionally there can be longer delays. Historically registration occurs after the buyer has moved in to the property therefore an expedited registration is not usually primary concern but where there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for an expedited registration.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and identified one round the corner in Soho I like with open areas and railway links nearby, the downside is that it only has 51 years on the lease. There is not much else in Soho suitable, so just wondered if I would be making a mistake buying a short lease?
If you require a mortgage that many years will likely be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.
Given that I will soon spend over three hundred thousand on a garden flat in Soho I wish to have a conversation with the conveyancer about myconveyancing prior to instructing the firm. Can this be arranged?
Absolutely - we would be delighted to talk to you we do not take any clients on without you liaising with the conveyancer who will be carrying out your conveyancing in Soho.There is no ‘factory style conveyancing’ - each client is an important person, not a matter number. The practices that we put you in touch with believe that the figure you are quoted for your conveyancing in Soho should be the figure that you end up paying.
I'm remortgaging a house in Soho. I have found my conveyancer's company on the Law Society's list, but I can't locate my conveyancer's name as listed on the regulator's website. Is this a big problem?
Not every individual in the practice must be listed by the regulator. Provided there is someone qualified to 'oversee' the work, the actual day-to-day activity can be undertaken by unlicensed staff.