I am getting a mortgage with Santander. I would like to employ the services of a Licensed Conveyancer in Stony Stratford. Does the Santander Solicitor panel allow for conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
My partner and I have recently acquired a house in Stony Stratford. We have since encountered a number of issues with the house which we believe were missed in the conveyancing searches. What action can we take? Can you clarify the nature of searches that should have been ordered as part of conveyancing in Stony Stratford?
The question is vague as what problems have arisen and if they are unique to conveyancing in Stony Stratford. Conveyancing searches and investigations initiated during the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a property owner fills in a form known as a Seller’s Property Information Form. answers proves to be inaccurate, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Stony Stratford.
Should our conveyancer be asking questions about flooding during the conveyancing in Stony Stratford.
Flooding is a growing risk for conveyancers dealing with homes in Stony Stratford. Plenty of people will purchase a property in Stony Stratford, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, but there are a number of searches that can be undertaken by the purchaser or by their solicitors which should figure out the risks in Stony Stratford. The conventional set of completed inquiry forms sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard question of the seller to find out if the property has ever been flooded. If the residence has been flooded in past and is not disclosed by the seller, then a buyer could commence a legal claim for losses resulting from an misleading reply. A purchaser’s conveyancers should also conduct an enviro search. This will higlight whether there is a recorded flood risk. If so, more detailed inquiries will need to be carried out.
Just bought a detached house in Stony Stratford , What is the estimated time for the Land Registry to record my ownership? My Stony Stratford conveyancing solicitor works at snail pace, so I want to be sure that my name is recorded.
As far as conveyancing in Stony Stratford is concerned, registration is no faster or slower than the rest of England and Wales. Rather than based on location, timescales can adjust subject to who lodges the application, whether there are errors and if the Land registry must send notices to any third parties. At present roughly three quarters of submission are completed within 12 days but occasionally there can be longer hold-ups. Historically registration is effected once the buyer is living at the premises thus 'speed' is not always top priority but if it is urgent that the the registration takes place urgently then you or your lawyers should contact the land registry and explain the circumstances.
I need to find a conveyancing solicitor for purchase conveyancing in Stony Stratford. I happened to chance upon a web site which seems to have the perfect offering If there is a chance to get all this stuff done via web that would be ideal. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
My fiance and I are hoping to buy a three bedroom ground floor flatin Stony Stratford with a mortgage from a mortgage company. We wish to instruct our conveyancer in Stony Stratford however our lender inform us now that he's not on their "panel". We have to appoint one of the our bank panel firms or keep our Stony Stratford solicitor and incur the extra legals for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
No, not really. The mortgage company mortgage offered to you is subject to its terms and conditions, one of which will be that solicitors will on the bank's conveyancing panel. in the past, most lenders had large numbers of law firms on their panels, including almost all conveyancing solicitors in Stony Stratford : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for your bank.