What happens if my solicitor is suspended from the Santander Conveyancing panel ahead of completing my conveyancing in Adwick le Street?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Do I need to take out insurance to cover chancel repairs when buying a residence in Adwick le Street?
Unless a prior purchase of the property completed after 12 October 2013 you may expect solicitors delivering conveyancing in Adwick le Street to continue to propose a a chancel search and or chancel repair liability policy.
I have todaybeen informed that Wolstenholmes have been shut down. They conducted my conveyancing in Adwick le Street for a purchase of a freehold house 9 months ago. How can I check that the property is not still registered in the name of the previous owner?
The easiest way to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Adwick le Street conveyancing specialists.
I'm purchasing my first flat in Adwick le Street benefiting from help to buy. The developers refused to move on the price so I negotiated 6k of extras instead. The property agent advised me not disclose to my lawyer about the side-deal as it would affect 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.
Due to the input of my in-laws I had a survey completed on a property in Adwick le Street prior to instructing solicitors. I have been told that there is a flying freehold element to the property. Our surveyor advised that some lenders tend not give a mortgage on a flying freehold premises.
It varies from the lender to lender. Santander has different instructions for example to Halifax. If you contact us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Adwick le Street. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Adwick le Street to see if the conveyancing will be more expensive.