I am getting a mortgage with Santander. I hope to use a Licensed Conveyancer in Waddington. Does the Santander Conveyancing panel allow for Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
Are you able to recommend a The Mortgage Works sanctioned Waddington conveyancing conveyancer who can have us moved in within a short deadline? Would it be better to use a high street Waddington practice or a factory type comparison site?
We would be happy to suggest some excellent Waddington conveyancing firms. Another option is to visit the main road in Waddington. Approach two or three law practices and request to speak with a conveyancing solicitor for a fee estimate. Explain your requirements together with the reasons and ask for a commitment on speed. Select the lawyer that appears most efficient.
Having sold my house in Waddington last March but our buyer keeps calling daily to say their solicitor needs to hear from mylawyer. What are the post completion sale formalities now that I have sold?
After completion of your disposal your conveyancer should deliver the transfer documentation and all supplemental paperwork to the buyer’s solicitors. Depending on the transaction, your lawyer should also send confirmation that the legal charge in favour of the lender has been repaid to the purchasers lawyers. There is unlikely to be post completion tasks just for conveyancing in Waddington.
I am purchasing a end of terrace house in Waddington. The intention is to convert the garage to an office at the house.Will the conveyancing process involve enquiries to see if these alterations are allowed?
Your property lawyer should review the registered title as conveyancing in Waddington can sometimes reveal restrictions in the title deeds which prohibit categories of alterations or need the permission of a 3rd party. Some works require local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these things with a surveyor ahead of any purchase.
I have today made my last payment due on my mortgage with Barclays. I assume I don't need a Waddington conveyancer on the Barclays panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
I recently had an offer accepted on a house in Waddington. My mortgage broker suggested a property lawyer. I paid an upfront payment of £150. A couple of days later, the lawyer called me to say that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
It has been 3 months following my purchase conveyancing in Waddington concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Waddington is the location of the property. Is there any guidance you can give?
Flying freeholds in Waddington are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Waddington you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Waddington 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 residence.