Me and my fiance are purchasing a 1 bedroom apartment in Swinton with a mortgage. We have a Swinton conveyancer, but the lender advise she’s not on their "panel". It appears that we have no option but to use one of the lender panel conveyancing practices or continue with our Swinton lawyer as well as pay for one of their panel ones to represent them. We regard this is unjust; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: 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. A further alternative is for your Swinton conveyancing solicitor to apply to be on the conveyancing panel.
Completed the sale of my flat in Swinton last November yet the purchaser is whats apping daily to moan that his solicitor needs to hear from mine. What should have happened now that I have sold?
Following your sale your lawyer should forward the transfer documentation and all additional paperwork to the purchaser's solicitors. If applicable, your solicitor should also evidence that the legal charge in favour of the lender has been redeemed to the buyers conveyancers. There is unlikely to be post completion requirements peculiar conveyancing in Swinton.
When researching mumsnet.com for a conveyancing lawyer in Swinton, most advise that I must look for a CQS accredited lawyer. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in buying or selling property, trusted by some of the UK's leading banks. Four years ago the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). CQS is not a scheme offered by the Council of Licensed Conveyancing. Swinton is one of the many areas in England and Wales where there are CQS solicitors.
Forgive me if this question is silly but I am unexperienced as FTB of a garden flat in Swinton. Do I collect the keys to the property on the completion date from my solicitor? If this is the case, I will instruct a High Street conveyancing solicitor in Swinton?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the vendor’s lawyers, and shortly after the monies have arrived, you should be invited to pick up the keys from the property Agents and move into your new home. Usually this occurs early afternoon.
We previously instructed solicitors located in Swinton on the Santander solicitor panel. They have just billed me a separate sum for dealing with the Santander mortgage. Is this an additional conveyancing fee specified by Santander?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your conveyancer is entitled to levy a fee for this. The charge is not set by Santander but by your Swinton conveyancer. Numerous firms on the Santander panel will charge an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.
Nottingham have agreed my mortgage in principle, my bid on a apartment in Swinton has been agreed to, what happens next?
The property agent will want to know who your solicitors are (ensure that the conveyancers are on the bank’s panel). Call up Nottingham or your broker and complete any appropriate forms. Nottingham will appoint a valuer who will get in touch with the estate agent or seller to schedule a time for the valuation to occur. Once carried out (assuming no problems) it takes about ten days for the mortgage offer to be issued. Nottingham will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Swinton.
In my capacity as executor for the estate of my grandmother I am selling a house in Neath but I am based in Swinton. My conveyancer (based 300 kilometers from meneeds me to sign a stat dec prior to the transaction finalising. Could you suggest a conveyancing lawyer in Swinton who can attest and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are Swinton based
I am in need of some leasehold conveyancing in Swinton. Before diving in I would like to find out the unexpired term of the lease.
Assuming the lease is recorded at the land registry - and 99.9% are in Swinton - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Swinton Leasehold Conveyancing - A selection of Questions you should consider Prior to buying
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Be sure to enquire if the the lease contains any unreasonable restrictions in the lease. By way of example it is reasonably common in Swinton leases that pets are not permitted in certain buildings in Swinton. If you like the apartmentin Swinton however your dog can’t live with you then you have a very difficult choice. Who takes responsibility for maintaining and repairing the building? Is the freehold owned jointly by the leaseholders?