I am getting a mortgage with Santander. I would like to retain the legal services of a Licensed Conveyancer in Godalming. Does the Santander Solicitor panel allow for Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
We are buying a house and require a conveyancing solicitor in Godalming who is on the Aldermore solicitor panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Aldermore . We don't recommend any particular firms conducting conveyancing in Godalming.
Is it the case that all Godalming conveyancing solicitors on the Santander conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Santander conveyancing panel they would need to be regulated by the SRA. Many banks do list licenced conveyancers on their panel in which case such firms would be overseen by the CLC.
Planning on purchasing a house in Godalming. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Godalming lawyer is on the TSB conveyancing panel.
Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Godalming solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Godalming postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Godalming.
I am buying a new build apartment in Godalming. 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.
Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Godalming
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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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan. Please confirm the Lease plans are surveyor prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
Taking into account that I am about to part with 450k on a terraced house in Godalming I would like to have a conversation with the conveyancer regarding theconveyancing in advance of instructing the firm. Is this something that you can arrange?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer due to be carrying out your property ownership legalities in Godalming.There is no ‘factory style conveyancing’ - each client is an important individual, not a matter number. The practices that we put you in touch with believe that the fees you are provided with for residential conveyancing in Godalming should be the amount on the final invoice that you end up paying.
I am an executor of my recently deceased mum’s Will, with a house in Godalming which will be sold. The property is unregistered at HMLR and I'm told that some buyers solicitors will insist that it is done before they'll proceed. What's the procedure for this?
In the situation you refer to it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.