I am expecting a mortgage with Santander. I would like to use a Licensed Conveyancer in Stotfold. Does the Santander Solicitor panel exclude conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
What does my ID and proof of funds have anything to do with my conveyancing in Stotfold? Is this really warranted?
You are right in the requirement set out by your solicitor has nothing to do with conveyancing in Stotfold. However these days you can not proceed with any conveyancing deal without first handing over proof of your identity. This usually takes the form of a either your passport or driving licence plus a utility bill. Please note that if you are supplying your driving licence as proof of identification it must be both the paper element and photo card part, one is not satisfactory without the other.
Proof of your origin of funds is required under Money Laundering Regulations. Please do not be offended when you are asked to produce this as your conveyancing solicitor will need to retain this information on file. Your Stotfold conveyancing solicitor will need to see evidence of proof of funds before they are able to accept any funds from you into their client account and they may also ask additional questions concerning the source of monies.
I am remortgaging my property in Stotfold, does my lawyer have to be on the TSB Solicitor panel?
There is nothing to stop you using your solicitor, but TSB will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
My wife and I purchased a renovated Georgian property in Stotfold. Conveyancing lawyer represented me and Aldermore. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the matching address. Is it worth asking Aldermore to clarify?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Stotfold and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with the conveyancing solicitor who conducted the work.
I need to find a conveyancing solicitor for sale conveyancing in Stotfold. I happened to discover a site which seems to have the perfect solution If it is possible to get all this stuff done via phone that would be preferable. Do I need to be wary? What should out be looking out for?
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?
Are there frequently found deficiencies that you come across in leases for Stotfold properties?
Leasehold conveyancing in Stotfold is not unique. Most leases are unique and legal mistakes in the legal wording can result in certain provisions are not included. For example, if your lease is missing any of the following, it could be defective:
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A provision for the recovery of money spent for the benefit of another party. Service charge per centages that don't add up correctly leaving a shortfall
You will encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Yorkshire Building Society, Leeds Building Society, and Aldermore all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, forcing the purchaser to pull out.
Leasehold Conveyancing in Stotfold - Sample of Queries before buying
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Are any of leasehold owners in dispute over their service charge liability? The prefered form of lease arrangement is where the freehold title is owned by the leaseholders. In this situation the lessees have control and although a managing agent is usually retained where the building is larger than a house conversion, the managing agent employed by the leaseholders. The answer will be helpful as a) areas can cause problems in the building as the communal areas may start to deteriorate if repairs are not paid for b) if the leaseholders have an issue with the running of the building you will need to have full disclosure