Do banks and building societies provide you with an approved list of St Werburghs conveyancing solicitors? How do you know who is on the Kent Reliance conveyancing panel?
St Werburghs conveyancing firms themselves provide us confirmation that they are on the Kent Reliance conveyancing panel as opposed to being supplied with a list from Kent Reliance directly.
My solicitor has informed me that restrictive coveneant insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in St Werburghs?
The right level of restrictive coveneant indemnity insurance depends on who your lender is. It would differ for example between Santander and Barnsley Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.
Is it the case that all St Werburghs CQS (Conveyancing Quality Scheme) solicitors are on the Clydesdale conveyancing list of approved solicitors?
Some major lenders now use CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is 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 solicitors wishing to remain on their approved list of conveyancing solicitors.
I have a mortgage with Kent Reliance for my property in St Werburghs. Conveyancing was finalised 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Kent Reliance?
Kent Reliance must be informed of your intention prior to letting out your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. It may be that Kent Reliance 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 Kent Reliance directly. You need not do this via a Kent Reliance conveyancing panel solicitor.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what was supposed to be a simple, no chain conveyancing. St Werburghs is where the house is located. Is there any guidance you can impart?
Flying freeholds in St Werburghs are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in St Werburghs you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Werburghs may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I'm remortgaging my primary property to a BTL loan with Halifax and I will use the rest of the raised equity as a down payment on a second house. The area we are talking about is St Werburghs. Will your conveyancers be able to act for both sets of lenders and link together the two deals?
Do use our comparison tool on this site to check that the solicitors are on the relevant lender panels. Having checked that they are the solicitor should be able to connect the two deals but you should have a chat with you lawyer and specify your expectations and needs.
In my capacity as executor for the will of my grandmother I am selling a residence in Cardiff but reside in St Werburghs. My solicitor (based 235 miles awayhas requested that I execute a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing solicitor in St Werburghs to witness and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are located in St Werburghs
Do online conveyancing organisations do everything a high street St Werburghs solicitor does or must I employ a solicitor for the final stages for my conveyancing in St Werburghs?
If you use an online conveyancer they will cover all the things your St Werburghs solicitor will cover.