I am expecting a mortgage offer from Santander. I would like to enlist the help of a Licensed Conveyancer in Goodrich. Does the Santander Solicitor panel allow for Licensed Conveyancers?

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

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Goodrich?

There are many registered licenced Conveyancers in Goodrich and Solicitor firms in Goodrich to choose from It is important to make clear that the two are regulated professionals specialising in the legal work in transferring property. Both can conduct other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

We previously appointed solicitors located in Goodrich on the Kent Reliance solicitor panel. They are now charging me an additional charge for the legal aspects of the Kent Reliance mortgage. Is this a supplemental conveyancing fee specified by Kent Reliance?

As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your solicitor may charge a fee for this. This charge is not dictated by Kent Reliance but by your Goodrich conveyancer. Plenty of firms on the Kent Reliance panel will levy an ‘acting for lender’ fee and others do not.

I currently have a mortgage with Virgin Money for my property in Goodrich. Conveyancing has been completed a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Virgin Money?

Your original mortgage agreement with Virgin Money will provide that you need their approval prior to renting your property as this is likely to be a breach of Virgin Money’s mortgage conditions. It may be that Virgin Money will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. You need not do this via a Virgin Money conveyancing panel lawyer.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Goodrich. Conveyancing is necessary evil 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 should expect your new-build leasehold conveyancing in Goodrich

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. 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. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

My uncle has suggested that I instruct his conveyancers in Goodrich. Should I use them?

There are no two ways about it it’s preferable to choose a conveyancing lawyer is to get recommendations from friends or family who have actually previously instructed the firm that you are considering.

I am in need of some leasehold conveyancing in Goodrich. Before I get started I want to be sure as to the number of years remaining on the lease.

If the lease is recorded at the land registry - and most are in Goodrich - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Goodrich Conveyancing for Leasehold Flats - Examples of Queries before Purchasing

Are any of leasehold owners in dispute over their service charge payments? Are there any major works in the planning that will increase the service fees? How much is the yearly service fee and ground rent?