I am acquiring a brand new flat in Sandhurst and my conveyancer is telling me that she is duty bound to the mortgage company to disclose incentives from the builder. I am nearing the developer’s deadline to exchange and my preference is not to prolong matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
What happens if my solicitor is removed from the Bank of Ireland Solicitor panel ahead of completing my conveyancing in Sandhurst?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
We are planning on selling our property in Sandhurst and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A high street Sandhurst lawyer would know that there is no such problem. It does beg the question why the buyers are using a web based conveyancing practice as opposed to a conveyancing solicitor in Sandhurst. We have lived in Sandhurst for many years we know of no issue. Do we get in touch with our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. 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 life insurance to cover that same illness)
How does conveyancing in Sandhurst differ for new build properties?
Most buyers of new build property in Sandhurst approach us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because builders in Sandhurst tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Sandhurst or who has acted in the same development.
What makes your site different to alternative online quote calculators when it comes to conveyancing in Sandhurst?
At this site get a fixed fee quote via a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in Sandhurst. As opposed to estate agents and brokerage sites we do not have kick-back deals with solicitors. Some agents and online brokers 'recommend' the firm that pays the most kickback, not the best value conveyancing in Sandhurst
My partner has suggested that I use his conveyancing solicitors in Sandhurst. Should I choose my own conveyancer?
No doubt the ideal way to find a conveyancing practitioner is to seek feedback from friends or family who have previously instructed the conveyancer you're are thinking of instructing.