Me and my fiance are purchasing a 3 bedroom flat in Sandringham with a mortgage. We like our Sandringham lawyer, but the lender says he's not on their "panel". We have to appoint one of the lender panel conveyancing practices or retain our Sandringham solicitor as well as pay for one of their panel ones to represent them. We feel that this is inequitable; are we not able to require that the bank use our Sandringham lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Sandringham conveyancing solicitor to apply to be on the conveyancing panel.
I have given 8 weeks notice to my existing landlord and must be out of my let out property in Sandringham by the end of next month. Conveyancing on my purchase has just started. Can I complete in three weeks as don't want to have to find temporary accommodation?
It is unwise to give notice for your lease unless exchange of contracts has taken place. Assuming that you have not previously done so, update to your conveyancer and ask them to they apply pressure on the sellers side, try to get a realistic time scale from them that all parties will look to achieve
We are purchasing a apartment in Sandringham. It might be a silly question but how we can trust a conveyancer? On completion day we will need to deposit money into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We are getting the release of further funds on our mortgage from TSB as we intend to carry out improvements to our property in Sandringham. Do we need to select a bricks and mortar Sandringham solicitor on the TSB conveyancing panel to deal with the legals?
TSB do not ordinarily require a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB panel.
Two weeks ago we had a mortgage agreed in principle with Kent Reliance. Sandringham conveyancing practitioners are chosen. How long does it take for Kent Reliance to forward the offer to the solicitor?
Some lenders take longer than others. Have Kent Reliance completed the valuation? Have you informed Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have been told that property searches are the number one reason for delay in Sandringham house deals. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not feature within the most frequent causes of hindrances during the legal transfer of property. Searches are unlikely to be the root cause of slowing down conveyancing in Sandringham.
My wife and I purchased a semi-detached Georgian property in Sandringham. Conveyancing practitioner acted for me and Nottingham Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold under the matching address. I'd like to know for sure, how can I find out??
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Sandringham and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with the conveyancing lawyer who conducted the purchase.