I am getting a mortgage offer from Santander. My intention is to enlist the help of a Licensed Conveyancer in Whitland. Does the Santander Conveyancing panel allow for Licensed Conveyancers?
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 CLC.
It is is a decade since I acquired my property in Whitland. Conveyancing solicitors have now been appointed on the sale but I can't find my title deeds. Will this cause complications?
Don’t worry too much. Firstly there is a possibility that the deeds will be retained by the mortgage company or they may still be with the lawyers who oversaw your purchase. Secondly in all probability the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. Almost all conveyancing in Whitland involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.
This question may be naive but I am unseasoned as FTB of a ground floor flat in Whitland. Do I collect the keys to the premises on the completion date from my lawyer? If this is the case, I will appoint a High Street conveyancing solicitor in Whitland?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the vendor’s solicitors, and shortly after the monies have arrived, you should be able to collect the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
I am buying a property in Whitland. A rare aspect is that the roof has a solar panel. Santander have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Santander your lawyer must check the formal requirements set out in Part 2 of UK Finance Lenders’ Handbook for Santander. The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and lawyers are required to report to Santander where a lease does not meet these specifications. The conditions relate to the installation of panels on properties in England and Wales and is not restricted to Whitland.
We expect to receive a DIP from UBS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any Whitland solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Whitland solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
I have justbecome aware that Action Conveyancing have closed. They carried out my conveyancing in Whitland for a purchase of a freehold house 10 months ago. How can I check that my home is registered correctly in the name of the former proprietor?
The quickest way to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Whitland conveyancing specialists.
What makes your site different to other internet conveyancing brokers for conveyancing in Whitland?
At this site get an accurate quote from a Solicitor or Licensed Conveyancer that has a full understanding of the issues of your conveyancing in Whitland. As opposed to estate agents and brokerage sites we do not have kick-back deals with solicitors. Many agents and online brokers 'recommend' the firm that pays the most commission, rather than the best value conveyancing in Whitland
I am looking at a two maisonettes in Whitland which have approximately forty five years unexpired on the leases. should I be concerned?
There are no two ways about it. A leasehold apartment in Whitland is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it reduces the salability of the premises. For most purchasers and mortgage companies, leases with less than eighty years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Whitland conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
Whitland Leasehold Conveyancing - A selection of Queries Prior to buying
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How much is the yearly maintenance fee and ground rent? Plenty Whitland leasehold properties will be liable to pay a service charge for maintenance of the block set by the management company. Should you acquire the property you will have to pay this contribution, normally periodically during the year. This may differ from a couple of hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a rentcharge to be met yearly, ordinarily this is not a exorbitant amount, say approximately £50-£100 but you should to check as sometimes it can be many hundreds of pounds. The answer will be important as a) areas may cause problems in the block as the communal areas may start to deteriorate if maintenance remain unpaid b) if the leasehold owners have an issue with the managing agents you will want to know about it