I am obtaining a mortgage with Halifax. I hope to use a Licensed Conveyancer in Sandhurst. Does the Halifax Conveyancing panel allow for conveyancers regulated by the CLC?
The Halifax conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Is it the case that all Sandhurst solicitor firms on the Yorkshire BS conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Yorkshire BS conveyancing panel they would need to be governed by the SRA. Some mortgage companies do list licenced conveyancers on their panel and in that case the organisation would be regulated by the Council of Licensed Conveyancers.
I am purchasing a property in Sandhurst. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender UBS be concerned?
Given that you are obtaining a mortgage with UBS your lawyer must follow the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for UBS. The CML Handbook includes minimum conditions for solar panel roof-space leases, and conveyancers are required to report to UBS where a lease does not meet these specifications. The specifications relate to the installation of panels on properties nationwide and is not isolated to Sandhurst.
I have paid off my mortgage with TSB. I assume I don't need a Sandhurst conveyancer on the TSB panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
What can a local search tell me regarding the house my wife and I purchasing in Sandhurst?
Sandhurst conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations such as Xpress Legal The local search plays a central part in most Sandhurst conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your new home. The search will provide information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Sandhurst is where the house is located. Is there any guidance you can give?
Flying freeholds in Sandhurst are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Sandhurst you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sandhurst may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
In what way does the Landlord & Tenant Act 1954 impact my commercial offices in Sandhurst and how can you help?
The 1954 Act affords protection to business tenants, giving them the right to apply to court for a renewal tenancy and remain in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act for protection and handle your commercial conveyancing in Sandhurst
There are a number of houses in Sandhurst on private lanes. I am acquiring one such house. Are there any benefits to purchasing a house on a privately owned road?
Sandhurst conveyancing firms are well versed in transacting homeson unadopted roads. The conveyancer will review the title to find any rights or liabilities. It is possible that there is a residents association that proprietors make annual payments to maintain the road. Where there is one, the road should be maintained and appear nicer than council owned.