I am getting a mortgage with Santander. I would like to use a Licensed Conveyancer in Surbiton. Does the Santander Conveyancing panel exclude conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
We are only a couple days away from an exchange on a flat in Surbiton and my parents have sent the ten percent deposit to my property lawyer. I am now told that as the deposit has been sent from someone other than me my conveyancing practitioner needs to make a notification to my bank. Apparently, in also acting for the bank he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the lender about my parents' contribution when I applied for the home loan, so is it really necessary for this now to hold matters up?
Your conveyancing practitioner is obliged to clarify with the bank to make sure that they are aware that the balance of the purchase price is not from your own resources. The solicitor can only report this to your bank if you agree, failing which, your lawyer must cease to continue acting.
How up to date is your database of Surbiton solicitors on the Nationwide conveyancing panel? Do Nationwide send you an updated list?
Surbiton conveyancing firms themselves provide us confirmation that they are on the Nationwide conveyancing panel as opposed to being supplied with a list from Nationwide directly.
I purchased my home on 5 April and the transaction details is yet to be registered. Need I be worried? My conveyancing solicitor in Surbiton expressed confidence that it should be dealt with inside ten days. Are transfers in Surbiton particularly slow to register?
As far as conveyancing in Surbiton registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can adjust according to the party submitting the application, whether there are errors and whether the Land registry have to notify any interested persons or bodies. At present approximately three quarters of such applications are completed within 12 days but some can be subject to extensive delays. Registration takes place once the buyer is living at the property thus an expedited registration is not usually primary concern but if 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.
I'm buying a new build house in Surbiton with a loan from Aldermore. The developers would not budge the price so I negotiated £7000 of extras instead. The sale representative advised me not to tell my conveyancer about this deal as it may affect my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Can you offer any advice when it comes to finding a Surbiton conveyancing firm to deal with our lease extension?
When appointing a solicitor for your lease extension (regardless if they are a Surbiton conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We recommend that you talk with several firms including non Surbiton conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be of use:
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If the firm is not ALEP accredited then why not?
Notwithstanding our best efforts, we have been unsuccessful in trying to purchase the freehold in Surbiton. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to calculate the price.
An example of a Lease Extension decision for a Surbiton premises is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case affected 1 flat.