I am getting a mortgage offer from Santander. I intend to retain the legal services of a Licensed Conveyancer in Forty Hill. Does the Santander Conveyancing panel exclude Licensed Conveyancers?

The Santander approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

If you had a top tip for choosing a conveyancing solicitor in Forty Hill what would it be?

We would encourage you not to go for the lowest Forty Hill conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I am helping my niece sell her property in Forty Hill. Does the conveyancer order an energy performance certificate or it is for the seller to see to?

After the abolition of Home Packs, energy performance certificates remained a required part of selling a house. An energy performance certificate needs to be commissioned before the property is placed on the market. This is not something that lawyers normally arrange. Where you are instructing a Forty Hill conveyancing solicitor they might be willing to arrange energy performance certificates due to their contacts with reputable local accredited person

I have instructed a Forty Hill having made sure that they are on the conveyancing panel. Does my lawyer arrange the survey of the property?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Forty Hill surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Despite weeks of looking the Title Certificate and documents to my home can not be found. The lawyers who dealt with the conveyancing in Forty Hill years ago have long since closed. What are my options?

Assuming the title is registered the information relating to your proprietorship will be documented by the Land Registry with a Title Number. It is easy to execute a search at the Land Registry, find your property and get current copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will also normally retain a file copy of the Registered Lease and again, a copy can be retrieved for twenty pounds.

I'm buying a new build house in Forty Hill with a mortgage from . The builders would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not reveal to my solicitor about this extras as it could put at risk my loan with the bank. Is this normal?.

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.

Is it possible to switch solicitor as I have to select a firm on the conveyancing panel. I had appointed a high street conveyancing solicitor in Forty Hill five minutes from me but she is not accepted by

We will our best to assist in finding you a conveyancing solicitor in Forty Hill on the panel. Please note that the conveyancers that we work with do not pay us fee if you instruct them and are under regulation of the SRA who regulate all conveyancing solicitors in Forty Hill. In utilising the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Forty Hill.