I am getting a offer of a home loan from Santander. My intention is to retain the legal services of a Licensed Conveyancer in Cleckheaton. 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 Council of Licensed Conveyancers.
Our bank has suggested solicitors on their panel based in Cleckheaton but I would rather instruct a conveyancing lawyer in Cleckheaton local to me. Are you able to assist?
It is by no means the case that all Cleckheaton conveyancing practitioners are approved and listed on all lender’s conveyancing panel. Please make use of our find an approved solicitor tool to identify a Cleckheaton conveyancing solicitor on the on the bank panel.
I'm the sole recipient of my late grandmother’s will with all property in now in my sole name, including the house in Cleckheaton. The Cleckheaton property was put into my name in June. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship could be regarded the same way as though I had purchased the property in June. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. many banks would take a pragmatic view as this requirement chiefly exists to identify the purchase and immediately sell or the quick reselling of property.
My husband and I are spending time viewing houses in Cleckheaton and I am about to put in an offer. Is it best to have a conveyancing practitioner on ‘stand by’? I am planning to take a mortgage with Aldermore.
It would be prudent to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. As you are seeking a mortgage with Aldermore, ask your prospective lawyers if they are on the Aldermore conveyancing panel otherwise they can't do the mortgage legal work.
I have paid off my mortgage with Skipton. I assume I don't need a Cleckheaton solicitor on the Skipton panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Skipton 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 Skipton mortgage from the register. Skipton, 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 Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
What can a local search tell me about the property we're purchasing in Cleckheaton?
Cleckheaton conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for example Onsearch The local search plays an important role in many a Cleckheaton conveyancing purchase; that is if you don’t want any nasty surprises after you move into your property. The search should reveal data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
Should I be concerned by 3rd parties that I am dealing with are recommending a national conveyancing firm as opposed to a High Street Cleckheaton conveyancing company?
As is the case with lots of service providers, often input from connections can be worth their weight in gold. But there are lots of parties with a keen interest in a conveyancing transaction; estate agents, financial adviser and mortgage companies may recommend solicitors to select. Sometimes the conveyancers might be known to one of the organisations as being good in their field, but occasionally there is an underlying commercial relationship behind the endorsement. You have the right to choose your preferred lawyer. Don't forget that many lenders specify a panel list of conveyancers you have to use for the mortgage aspect of your conveyancing.