I am hoping to receive a mortgage with Santander. I intend to employ the services of a Licensed Conveyancer in Flamborough. Does the Santander Conveyancing panel allow for conveyancers regulated by the CLC?

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

My Flamborough solicitor has uncovered a difference when comparing the assumptions in the home valuation survey and what is in the legal papers for the property. My solicitor informs me that he is obliged to check that the lender is happy with this discrepancy and is content to go ahead. Is my lawyer’s course or action correct?

Your lawyer must comply with the UK Finance Lenders’ Handbook requirements 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 both parties.

What can a local search inform me concerning the property my wife and I purchasing in Flamborough?

Flamborough conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company such as Onsearch The local search plays a central part in many a Flamborough conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your property. The search should provide information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.

Just had an offer accepted on a new build apartment in Flamborough. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Flamborough

Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

I am looking for a flat up to £305k and identified one round the corner in Flamborough I like with amenity areas and transport links nearby, the downside is that it only has 49 remaining years left on the lease. There is not much else in Flamborough for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you require a mortgage that many years may be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this.