I am obtaining a mortgage offer from Lloyds. My intention is to instruct a Licensed Conveyancer in Gotham. Does the Lloyds Conveyancing panel allow for Licensed Conveyancers?
The Lloyds conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Our son-in-law is purchasing a house that has just been built in Gotham with a mortgage from RBS. His solicitor has said that there is a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the RBS conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the RBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Are all Gotham Conveyancing Quality Solicitors on the Santander conveyancing panel?
It is true that some lenders now make use of CQS as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
I had a mortgage agreed in principle with Santander. Gotham conveyancing lawyers were chosen. What is the average time that one could expect to receive a mortgage offer from Santander?
Some lenders take longer than others. Have Santander conducted 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.
It is not clear whether my bank requires a lease extension. I have called into my local Gotham building society branch on a couple of occasions and was told it does not impact the mortgage offer and they will lend. My Gotham conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend based on their specific requirements. I have no idea who is right.
As long as the lawyer is on the lender approved list, she or he must comply with the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
We are purchasing a property and the lawyer has raised the issue of Chancel Repair for which the house may be obligated to pay as it falls into the area of such a church. She has recommended insurance. Is this strictly necessary for conveyancing in Gotham
Unless a previous purchase of the premises took place post 12 October 2013 you can assume that solicitors conducting conveyancing in Gotham to continue to recommend a chancel search and or insurance against a claim.
Taking into account that I am about to part with hundreds of thousands of pounds on a garden flat in Gotham I wish to talk to a lawyer regarding theconveyancing ahead of instructing the firm. Is this something that you can arrange?
We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer who will be doing your conveyancing in Gotham.There is no ‘factory style conveyancing’ - each client is an important person, not a matter reference. The practices that we put you in touch with believe that the figure you are quoted for residential conveyancing in Gotham should be the amount on the final invoice that you end up paying.