I am obtaining a offer of a home loan from Santander. I would like to enlist the help of a Licensed Conveyancer in St Giles. Does the Santander Solicitor panel exclude conveyancers regulated by the CLC?
The Santander conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Please help. My St Giles conveyancer is assuring me that he has toorder St Giles conveyancing searches becausethe firm are on the Santanderconveyancing panel. Do I not have any options here?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out St Giles conveyancing searches.
Can you point me to a directory of HSBC panel conveyancers in St Giles on the Council of Mortgage Lender’s Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few lending institutions make their panel listings open the public over the internet. Where you are seeking to appoint a St Giles conveyancer on the HSBC please use our tool.
After weeks of negotiation I have agreed a price on a house in St Giles. My financial adviser recommended their conveyancers. I paid an advanced payment of £150. A couple of days later, the conveyancing practitioner called me to say that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have instructed a St Giles conveyancing practitioner having made sure that they are on the Clydesdale conveyancing panel. Does my lawyer arrange the survey of the property?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own St Giles surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am looking for a leasehold apartment up to £195,000 and found one close by in St Giles I like with a park and railway links nearby, the downside is that it's only got 61 years unexpired on the lease. I can't really find anything else in St Giles for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a mortgage the shortness of the lease will be an issue. 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 property for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.
My husband and I are 3 weeks into a freehold purchase having been referred to conveyancers by the selling agent to do our conveyancing in St Giles. I am am extremely frustrated with the quality of service. Can you you assist me in finding new solicitors?
A lawyer would have to be really poor in order to consider changing them. Has your mortgage offer been issued? If so you need to advise them of the new solicitor and ensure the offer are re-issued. Your new solicitor ideally needs to be on the banks panel to avoid escalating fees and delays. So that should be your starting point. The search tool should assist you in finding a bank approved conveyancer for your conveyancing in St Giles
We have been informed by various estate agents to expect 6-8 weeks for St Giles conveyancing to complete.This was a month ago. The draft contract was only sent to my conveyancing practitioner a couple of days ago so does the clock start running now?
There is no conventional timeframe for conveyancing in St Giles, or any location. You just have to ensure that your finances are in order and in due course the rest will come together.