I am obtaining a mortgage offer from Santander. I would like to instruct a Licensed Conveyancer in Mildenhall. Does the Santander Solicitor panel allow for conveyancers regulated by the CLC?

The Santander conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.

As someone unfamiliar with conveyancing in Mildenhall what’s the number one tip you can give me concerning the home moving process in Mildenhall

You may not hear this from too many lawyers but conveyancing in Mildenhall or throughout Suffolk is often a confrontational experience. Put another way, when it comes to conveyancing there exists an abundance of room for conflict between you and other parties involved in the legal transfer of property. For example, the vendor, selling agent and on occasion the bank. Choosing a solicitor for your conveyancing in Mildenhall should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the process whose interest is to protect your legal interests and to keep you safe.

Sometimes a potential adversary will try and convince you that it is in your interests to do things their way. As an example, the selling agent may claim to be assisting by suggesting your solicitor is dragging his heels. Or your financial adviser may tell you to do take action that is against your lawyers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

I just bought a property at auction in Mildenhall. Conveyancing is required. What happens now?

Having for in every practical sense signed on the dotted line you now have to hire the services of a conveyancing solicitor quickly as you are faced with a pending a fixed date to complete the purchase. An auction property should have an associated legal set of papers. This will include the copy title deeds, local authority and drainage searches. In the case of leasehold property the conveyancing pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to a leasehold property. You must give this to the conveyancer instructed by you as soon as possible. You also need to ensure that you have funds in place to complete on the date specified in the contract.

We previously instructed conveyancers located in Mildenhall on the TSB solicitor approved list. They are now charging me a further charge for handling the TSB mortgage. Is this a supplemental conveyancing fee specified by TSB?

As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your solicitor may levy a fee for this. The fee is not dictated by TSB but by your Mildenhall solicitor. Plenty of firms on the TSB panel will quote ’dealing with mortgage’ fee but many firms incorporate it on their overall fee.

I am purchasing a property in Mildenhall. A rare aspect is that the roof has a solar panel. Clydesdale 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 Clydesdale your lawyer must comply with the conveyancing instructions contained in Part 2 of UK Finance Lenders’ Handbook for Clydesdale. The CML Handbook contains minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Clydesdale where a lease fails to meet these conditions. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Mildenhall.

Despite weeks of looking the Title Certificate and documents to my home are lost. The conveyancers who dealt with the conveyancing in Mildenhall 5 years ago are no longer around. What are my options?

As long as you have a registered title the information relating to your ownership will be held by HMLR under a Title Number. It is possible to perform a search at the Land Registry, identify your house and get current copies of the property title for a small fee. If the title is Leasehold then the Land Registry will usually retain a file duplicate of the Registered Lease and again, a copy can be obtained for twenty pounds.

I am a fortnight into a residential purchase having been recommend to solicitors by the local agent to do our conveyancing in Mildenhall. We are not happy. Can you help me find new conveyancers?

They would need to be very bad to suggest changing them. Has your loan offer been issued? In the event that it has you will need to inform them of the new contact details and get the offer are issued to the new lawyers. Your new conveyancer needs to be on the lenders approved list to avoid supplemental expenses and delays. That should be your starting point. Our search tool can help you find a bank approved solicitor for your home move in Mildenhall