Two weeks ago we had a mortgage agreed in principle with Santander. Aylesbury conveyancing practitioners were appointed. How long does it take for Santander to issue the offer to the property lawyer?
There is no definitive answer here. Have Santander completed the valuation? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
We were going to get a DIP from HSBC 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 HSBC recommend any Aylesbury solicitors on the HSBC conveyancing panel, or is it better to go independently?
You will need to appoint Aylesbury solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
I recently had an offer accepted on an apartment in Aylesbury. My financial adviser pressured me to appoint their solicitor. I paid an advanced payment of £150. Soon after, the conveyancer called me sheepishly admitting that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I require quick conveyancing in Aylesbury as I am faced with an ultimatum to exchange contracts within 2 weeks. Thankfully I do not require a mortgage. Can I decline from having conveyancing searches to save money and time?
As you are are a mortgage free buyer you have the choice not to do searches although no conveyancer would suggest that you don't. With lots of history conveyancing in Aylesbury the following are instances of what can show up and adversely impact the marketability of the property: Refused Planning Applications, Overdue Charges, Overdue Grants, Unadopted Roads,...
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what should have been a quick, no chain conveyancing. Aylesbury is the location of the property. Is there any advice you can impart?
Flying freeholds in Aylesbury are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Aylesbury you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Aylesbury may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
In what way does the Landlord & Tenant Act 1954 affect my commercial offices in Aylesbury and how can your lawyers assist?
The particular law that you refer to gives a safeguard to business lessees, giving them the a statutory right to apply to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and assist with commercial conveyancing in Aylesbury
Myself and my partner have just had an offer agreed on a flat and had an appointment on Wednesday with HSBC for the mortgage. They warned us that when it comes to choosing a lawyer that if they are not on their approved list of solicitors then we will have to pay out an extra charge of £250+. This is because they would then have to instruct a property lawyer to act for them as well as the one we select for ourselves and we will be on the hook for their costs. I have requested HSBC to send me with a list so I can obtain quotes only from their approved lawyers but was told that I need to check with each individual lawyer to see if they are on the panel. What would be the best way of going about this?
You can enquire of HSBC what their panel criteria is for a conveyancer.Then ask the conveyancing practitioner of your choice whether they fit that criteria and have they acted on loans for HSBC in the past. If the answer to those is yes, then just clarify this with HSBC. Alternatively please use our search tool and we should be able to identify a conveyancing practitioner in Aylesbury on the approved list for HSBC.