My husband and I are buying a 1 bedroom apartment in Sandringham with a mortgage. We would like to retain our Sandringham lawyer, however the mortgage company says he's not on their "panel". It seems we have little choice but to select one of the bank panel solicitors or continue with our Sandringham conveyancing practitioner and pay for one of their panel ones to act for them. We regard this is unjust; can we not require that the bank use our Sandringham conveyancer ?
Unfortunately,no. The mortgage offered to you 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. Another option that might be available is for your Sandringham conveyancing solicitor to apply to be on the conveyancing panel.
Is it necessary during the course of the conveyancing process to pop into the offices of the solicitor to sign the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Sandringham so that I can pop in to their offices if required.
As opposed to ten years ago, the vast majority mortgage companies no longer need their conveyancing panel solicitor to witness the mortgagors signature. It will still be necessary for you to supply identification documents and there are still manifest benefits to choosing a locally based ayer, in your situation a conveyancing solicitor in Sandringham.
I happen to be the only recipient of my late mum's estate with all property in now in my sole name, including the my former home in Sandringham. Conveyancing formalities meant that the Land Registry date was in January. I want to move. I do know about the CML six month 'rule', meaning my proprietorship will be treated the same way as though I had purchased the property in January. Do I have to wait 6 months to sell?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. Most lenders would take a practical view as this provision is primarily there to capture subsales or the quick reselling of property.
My fiancee and I are in the process of viewing apartments in Sandringham and I am about to put in an offer. Is it premature to have a solicitor in place? I will be getting a mortgage with Nationwide.
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 pass their details on to the selling agent. Given that you are getting a mortgage with Nationwide, ask your prospective lawyers if they are on the Nationwide conveyancing panel otherwise they can't do the mortgage legal work.
I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Sandringham building society branch on various occasions and was told they are content with the situation and they would lend. My Sandringham conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they will not lend based on their published requirements. I have no idea who is right.
The solicitor must comply with the Council of Mortgage Lenders’ Handbook section two provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I used Wolstenholmes a few years past for my conveyancing in Sandringham. I now require my papers but the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Sandringham of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm buying a new build house in Sandringham with the aid of help to buy. The builders refused to move on the price so I negotiated 6k of extras instead. The property agent suggested that I not inform my conveyancer about the extras as it could jeopardize my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I opted to have a survey completed on a property in Sandringham prior to appointing lawyers. I have been informed that there is a flying freehold element to the house. My surveyor has said that some lenders will refuse to grant a loan on such a home.
It varies from the lender to lender. Santander has different instructions for example to Halifax. Should you wish to call us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Sandringham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Sandringham to see if the conveyancing costs will increase in light of this.