I am obtaining a mortgage offer from Santander. I hope to employ the services of a Licensed Conveyancer in Snaith. Does the Santander Conveyancing panel exclude Licensed Conveyancers?

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

My partner and I are getting closer to an exchange on a property in Snaith and my mum and dad have transferred the 10% deposit to my solicitor. I am now informed that as the deposit has been sent from someone other than me my conveyancer needs to make a notification to my bank. Apparently, in also acting for the mortgage company he must advise them that the balance of the purchase price is not just from me. I informed the bank concerning my parents' contribution when I applied for the home loan, so is it really appropriate for this now to hold matters up?

Your conveyancer is duty bound to clarify with mortgage company to ensure that they know that the balance of the purchase price is not from your own funds. The solicitor can only reveal this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.

I have todaybeen informed that Action Conveyancing have closed. They conducted my conveyancing in Snaith for a purchase of a leasehold apartment 10 months ago. How can I be sure that the property is not still registered in the name of the former proprietor?

The quickest method to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Snaith conveyancing specialists.

Just had an offer accepted on a new build flat in Snaith. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

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

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. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. 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.

My step-father has suggested that I instruct his lawyers for conveyancing in Snaith. Should I choose my own property lawyer?

No doubt the best way to select a conveyancing solicitor is to seek recommendations from friends or relatives who have actually used the firm that you are considering.