We are looking to buy a property and need a conveyancing solicitor in Sandwich who is on the Co-operative approved panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Sandwich.
I am the only beneficiary of my late grandmother’s will and I have everything in my name now, including the house in Sandwich. The Sandwich property was put into my name in November. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership will be considered the same way as though I had purchased the property in November. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. Some banks would take a sensible view as this obligation is principally there to identify subsales or the quick reselling of property.
I'm in the process of viewing apartments in Sandwich and I am about to put in an offer. Should I already have a lawyer in place at this point? I am planning to take a home loan with Santander.
You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. Given that you are seeking a mortgage with Santander, make sure you remember to check that your lawyer is on the Santander conveyancing panel.
I am currently in the process of buying my council flat in Sandwich. I have a mortgage agreed with Principality. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Principality, you will need to appoint a solicitor on the Principality conveyancing panel.
Various online forums that I have visited warn that are the number one cause of hinderance in Sandwich house deals. Is this right?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not feature within the most frequent causes of delays during the legal transfer of property. Local searches are not likely to be the root cause of slowing down conveyancing in Sandwich.
I need to instruct a conveyancing lawyer in Sandwich for my remortgage. Can I review a solicitor's complaints history with the legal regulator?
One can search for documented Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. For information Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator sometimes monitor call for training purposes.
Me and my partner are buying a three room housein Sandwich with a loan from a mortgage company. We would like to retain our conveyancer in Sandwich yet our lender inform us now that she’s not on their "panel". It seems we have little choice but to instruct one of the our lender panel solicitors or stay with our Sandwich solicitor and pay for one of their panel ones to represent our lender. We feel as though this is unjust; Can we not simply insist that our lender use our Sandwich lawyer?
No, not really. The lender mortgage issued is subject to conditions, one of which will be that solicitors will on the bank's conveyancing panel. in the past, most mortgage companies had open panels, including most conveyancing solicitors in Sandwich : 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. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for your lender.