It has come to my attention via my mortgage adviser that my Woodthorpe solicitor is not on the mortgage company Solicitor panel. How can I check?
The first thing you need to do is to call your Woodthorpe conveyancer. You lawyer should inform you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
Is there a reason why leasehold purchase conveyancing in Woodthorpe costs more?
Woodthorpe leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.
I have a decision in principle. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to use their panel solicitor as I would much rather appoint a high street conveyancing solicitor in Woodthorpe?
You should check but the chances are that appoint one of their panel lawyers if you accept the "fee-free" offer. Call the bank to ask if they make available a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near Woodthorpe.
I am assisting my step-mother sell her flat in Woodthorpe. Does the solicitor commission an EPC or it is for me to see to?
After the demise of Home Information Packs, EPC’s was left as a compulsory element of moving property. An EPC must be to hand prior to the property being marketed. It is not as aspect of the sale process that lawyers ordinarily arrange. If you are instructing a Woodthorpe conveyancing lawyer they may be willing to arrange energy performance certificates given their contacts with long established local energy assessors
My wife and I buying a 3 bedroom semi in Woodthorpe. We would like to an extension at the rear at the property.Will legal investigations on the property include enquiries to determine if these works are prohibited?
Your property lawyer will review the deeds as conveyancing in Woodthorpe will on occasion identify restrictions in the title deeds which prohibit categories of works or require the consent of another owner. Some extensions call for local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
I have a mortgage with Santander for my property in Woodthorpe. Conveyancing has been completed 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Santander?
Your original mortgage agreement with Santander will provide that you need their approval in advance of renting your property as this is likely to be a breach of Santander’s mortgage conditions. It may be that Santander will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. It should not be necessary to do this via a Santander conveyancing panel lawyer.
My husband and I are 18 days into a residential purchase having been referred to a firm by the selling agent to carry out the conveyancing in Woodthorpe. I am am extremely dissatisfied with the quality of service. Can you help me find new solicitors?
A conveyancer would have to be really bad to suggest changing them. Has your loan offer been sent? In the event that it has you must make them aware of the new lawyer and ensure the offer are issued to the new lawyers. Your conveyancer needs to be on the lenders panel to avoid escalating charges and complications. So that should be your first question of the new solicitors. The find a solicitor tool should help you find a bank approved solicitor for your conveyancing in Woodthorpe