I am getting a offer of a home loan from Lloyds. I hope to retain the legal services of a Licensed Conveyancer in Badminton. Does the Lloyds Conveyancing panel include Licensed Conveyancers?
The Lloyds approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
The Badminton conveyancing firm handling our Badminton conveyancing has uncovered a discrepancy when comparing the information in the home valuation report and what is in the title deeds. My solicitor informs me that he is duty bound to ensure that the bank is happy with this discrepancy and is still content to lend. Is my solicitor’s course or action correct?
Your solicitor must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
We previously appointed conveyancing lawyers located in Badminton on the Santander solicitor approved list. They have just billed me a separate charge for dealing with the Santander mortgage. Is this a supplemental conveyancing fee set by Santander?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancer can levy a fee for this. The fee is not dictated by Santander but by your Badminton conveyancer. Some firms on the Santander panel will quote an ‘acting for lender’ fee but many practices include it on their overall fee.
I am expecting a OIP from Lloyds 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 Lloyds recommend any Badminton solicitors on the Lloyds conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Badminton solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
I have finally had an offer on an apartment in Badminton accepted, but there is a chain. The sellers have placed an offer on a flat, but it’s not been accepted yet, and are looking at other apartments booked. I have selected a high street conveyancing solicitor in Badminton. What should be my next step? When do I get the mortgage application with TSB going?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx one thousand pounds, then valuation, Badminton conveyancing search costs, etc). First, you must check that your conveyancing practitioner is on the TSB approved list. Concerning the subsequent steps this very much dictated by the uniqueness of your transaction, motivation for this property and on the state of the market. During a hot market the majority of buyers will apply for a home loan with TSB and arrange for the valuation and only if it was satisfactory would they request their property lawyer to press on with the conveyancing in Badminton.
Despite weeks of looking the Title Certificate and documents to my home are lost. The solicitors who conducted the conveyancing in Badminton 10 years ago are no longer around. What are my next steps?
In today’s world there are duplicates made of almost everything, and your conveyancer should know exactly where to find all the relevant paperwork so you may buy or dispose of your property without any difficulty. If copies are not available, your conveyancer can put in place insurance or indemnities against possible claims on your premises.
What does commercial conveyancing in Badminton cover?
Badminton conveyancing for business premises covers a broad array of services, offered by qualified solicitors, relating to business premises. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.