Having been told to check out your site we were going to use a conveyancing solicitor in Sandgate listed by you but stumbled across some other costs illustrations via the web appear less expensive – how come?
There are lots of solicitors offering at first sight what seems to be cut price. We suggest that you give due consideration as to how important this transaction is to you that you are willing to take 'cheap' risks over the standard of the legal work. Many of them list a cheap fee to grab your attention but plant extra fees in the fine print..
I am need of leasehold conveyancing for an apartment in a fairly new development (five years built) in Sandgate. The vast majority the properties are already disposed of. Is it strictly necessary to order conveyancing searches for my conveyancing in Sandgate?
You would be putting yourself at risk in refusing to carrying out Sandgate conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would seriously advise in the strongest possible terms that you have them. If timings and price are primary concerns you should consider with your lawyer about the options such as lack of search insurance available to you
How up to date is your search tool for Sandgate conveyancing solicitors on the Coventry BS conveyancing panel? Do Coventry BS send you an updated list?
Sandgate conveyancing firms themselves provide us confirmation that they are on the Coventry BS conveyancing panel as opposed to being supplied with a list from Coventry BS directly.
My wife and I are downsizing from our home in Sandgate and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any high street Sandgate lawyer would know this is not the case. It does beg the question why the buyers used an online conveyancing firm as opposed to a conveyancing solicitor in Sandgate. We have lived in Sandgate for 4 years we know that this is a non issue. Do we contact our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I am looking for a leasehold apartment up to £195,000 and found one round the corner in Sandgate I like with open areas and railway links in the vicinity, the downside is that it's only got 51 remaining years left on the lease. There is not much else in Sandgate for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a mortgage that many years will likely be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you may request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.
My husband and I are buying a garden flat in Sandgate. At the point of instructing our conveyancing practitioner, they told us that they were on all mainstream bank panels. Our financial adviser emailed today to advise that they don't appear to be on the Principality approved list. Were it to be true, what should we do? Should we simply choose a new lawyer that is on their approved list or should we pay for dual representation, with Principality selecting their own approved conveyancing practitioner.
When purchasing a property with mortgage finance it is usual for the purchaser’s solicitors to also represent the purchaser's lender. In order to act for a bank or building society a conveyancer has to be on that lender's conveyancing panel. An application has to be made by the conveyancing practitioner to the lender to become a member of the lender's panel and there are increasingly strict conditions which the conveyancing practitioner has to meet. Some building societies now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your conveyancing practitioner should contact Principality to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on Principality's conveyancing panel as you are at liberty to use your preferred Sandgate lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.