I am expecting a mortgage offer from Santander. I hope to instruct a Licensed Conveyancer in Bletchley. Does the Santander Conveyancing panel include Licensed Conveyancers?

The Santander conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

In reading consumer advice sites for a high-quality lawyer in Bletchley, most say that I must use a CQS accredited lawyer. Can you explain what CQS is?

The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with best practice conveyancing processes through the scheme protocol the standard covers numerous partnerships who execute conveyancing in Bletchley.

How does conveyancing in Bletchley differ for new build properties?

Most buyers of new build or newly converted property in Bletchley approach us having been asked by the developer to exchange contracts and commit to the purchase even before the house is ready to move into. This is because house builders in Bletchley usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Bletchley or who has acted in the same development.

I've recently bought a leasehold property in Bletchley. Do I have any liability for service charges relating to a period prior to completion of my purchase?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Bletchley Leasehold Conveyancing - A selection of Queries before Purchasing

Please note if it is less than eighty years it will impact the marketability of the apartment. Check with your lender that they are willing to lend given the lease term. Leases with less than 80 years remaining means that you will almost definitely have to extend the lease sooner rather than later and it is worth discovering how much this will be. For most Bletchleylease extensions you would be be obliged to have been the owner of the property for two years before you are eligible to extend the lease. Who are the managing agents? For most Bletchley leaseholds the cost for major works tend not to be incorporated into the maintenance charges, albeit that a few managing agents in Bletchley ask leaseholders to contribute towards a sinking fund and this is used to offset against major repairs or maintenance.

What is the reason for my conveyancer requiring various items of identification ahead of starting my conveyancing in Bletchley?

Bletchley property lawyers are required by the Law Society, Solicitors Regulation Authority, the Land Registry and current AML legislation to record that the have verified the identity of their clients. It is also sometimes a requirement of your mortgage offer. In addition they have to complete various forms, particularly those relating to Land Tax and need to have details such as your full names, NI number and DOB.