I am obtaining a mortgage offer from Santander. I hope to enlist the help of a Licensed Conveyancer in Lyme Regis. Does the Santander Solicitor panel exclude conveyancers regulated by the CLC?
The Santander conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Our god-son is buying a newly built flat in Lyme Regis with a mortgage from Principality. His lawyer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Principality conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Principality conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Is it the case that all Lyme Regis solicitors on the HSBC conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the HSBC approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of lenders do list licenced conveyancers on their panel in which case such organisation would be overseen by the Council of Licensed Conveyancers.
I am expecting a OIP from Barclays 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 Barclays recommend any Lyme Regis solicitors on the Barclays conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Lyme Regis solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
It is unclear whether my bank requires a lease extension. I have telephoned my Lyme Regis building society branch on numerous occasions and was reassured it wasn't a problem and they will lend. My Lyme Regis conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. Who do I believe?
As long as the lawyer is on the lender approved list, they must follow the Council of Mortgage Lenders’ Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Due to the input of my in-laws I had a survey completed on a property in Lyme Regis before instructing conveyancers. I have been told that there is a flying freehold overhang to the property. The surveyor has said that some banks tend refuse to grant a loan on a flying freehold premises.
It depends who your proposed lender is. Lloyds has different requirements for example to Halifax. If you e-mail us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Lyme Regis. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Lyme Regis to see if the conveyancing will be more expensive.
My brother has suggested that I use his conveyancing solicitors in Lyme Regis. Should I use them?
There are no two ways about it the best way to find a conveyancing lawyer is to get recommendations from friends or family who have previously instructed the solicitor you're contemplating using.