I am obtaining a mortgage offer from Santander. I intend to enlist the help of a Licensed Conveyancer in New Malden. Does the Santander Conveyancing panel exclude conveyancers regulated by the CLC?
The Santander conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
The New Malden conveyancing firm handling our New Malden conveyancing has identified an inconsistency when comparing the surveyor’s assumptions in the home valuation report and what is revealed within the legal papers for the property. My lawyer says that he must check that the bank is OK with this discrepancy and is content to go ahead. Is my lawyer’s approach legitimate?
Your solicitor must comply with the UK Finance Lenders’ Handbook provisions 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.
I require expedited conveyancing in New Malden as I am under an ultimatum to exchange contracts in less than 4 weeks. Fortunately I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?
If.Given you are are a mortgage free purchaser you have the choice not to do searches although no lawyer would recommend that you don't. Drawing on years of experience of conveyancing in New Malden the following are instances of issues that can crop up and adversely impact market value: Enforcement Actions, Outstanding Charges, Overdue Grants, Railway Schemes,...
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. New Malden is the location of the property. Can you shed any light on this issue?
Flying freeholds in New Malden are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in New Malden you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in New Malden may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My conveyancing solicitor in New Malden has requested from me identification documents asserting that this forms part of his retainer as a solicitor on the lender Conveyancing panel. Am I being spun a yarn?
Anti-terror and anti-money-laundering rules require New Malden conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Terms and Conditions that you need to sign will no doubt confirm this. Your lawyer is right that the lender also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the lender's UK Finance Lenders’ Handbook requirements