I am considering applying for a Santander mortgage for purchase of a newly converted (under development) in Northwick Park with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Santander ?
In theory, you could use a solicitor that is not on the Santander conveyancing panel, but Santander would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
I happen to be the only beneficiary of my late mum's estate and I have everything in my name now, including the my former home in Northwick Park. Conveyancing formalities meant that the Land Registry date was in August. I want to move. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership could be considered the same way as if I'd bought the property in August. Is the property unsalable for six months?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How practical a view mortgage companies take of it, depend on the mortgage company as this provision primarily exists to pick up on the purchase and immediately sell or the quick reselling of properties.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Northwick Park lawyer on the Santander panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
HSBC have agreed my home loan in principle, my bid on a flat in Northwick Park has been agreed to, now what?
Your property agent will need to be advised as to your lawyer's details (make sure the solicitors are on the lender’s approved list). Telephone HSBC or your financial adviser and finish off any appropriate documentation. HSBC will instruct a valuer who will get in touch with the selling agent or seller to schedule an appointment. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. HSBC will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Northwick Park.
I used Action Conveyancing a few years past for my conveyancing in Northwick Park. Now, I need the files but cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Northwick Park of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Am I better off to go with a Northwick Park conveyancing lawyer in close proximity to the house I am buying? An old friend can perform the conveyancing but his firm is located 200miles away.
The primary upside of using a high street Northwick Park conveyancing practice is that you can drop in to sign paperwork, hand in your identification documents and apply pressure on them where appropriate. Having local Northwick Park know how is a plus. However it's more important to get someone that will do a good and efficient job. If you know people who used your friend and the majority were content that must trump using an unknown Northwick Park conveyancing solicitor just because they are based in the area.
Are you able recommend a good property lawyer to do the buying of a flat in Northwick Park. We are hoping to secure the flat for £240000 with a mortgage from Kent Reliance. We are in Northwick Park but dont care where they are.
The purpose of this site is restricted to being a directory service for lawyers who wish to be listed as being on the approved conveyancing panel for Kent Reliance in certain locations such as Northwick Park . We dont recommend any specific conveyancing practitioner.