I am progressing with the sale of my flat in Sandringham and the EA has just text me to say that the buyers are changing their conveyancer. The reason given is that the mortgage company will only deal with solicitors on their conveyancing panel. Why would a big named lender only deal with specific law firms rather the firm that they want to appoint for their conveyancing in Sandringham ?
Mortgage companies have always had panels of law firms that can represent them, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Mortgage companies point to the increase in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to oversee. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.
I am buying a terrace house in Sandringham. We would like to an extension at the rear at the property.Will legal due diligence on the property involve enquiries to determine if these alterations are allowed?
Your property lawyer will review the deeds as conveyancing in Sandringham can on occasion reveal restrictions in the title documents which prevent certain changes or require the permission of another owner. Some extensions need local authority planning permissions and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these things with a surveyor prior to committing yourself to a purchase.
My lawyer has informed me that flying freehold insurance is needed on my purchase. What is the level of cover for Sandringham conveyancing?
The right level of flying freehold indemnity insurance depends on who your lender is. It would differ for example between Barclays and Norwich and Peterborough Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.
I am expecting a AIP from Skipton this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Skipton recommend any Sandringham solicitors on the Skipton conveyancing panel, or is it better to go independently?
You will need to appoint Sandringham solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
Will commercial conveyancing searches reveal proposed roadworks that may affect a commercial site in Sandringham?
Many commercial conveyancing solicitors in Sandringham will execute a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Sandringham. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Sandringham.
For every commercial conveyancing transaction in Sandringham it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Sandringham commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Sandringham.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Sandringham?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Sandringham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Due to the advice of my in-laws I had a survey completed on a property in Sandringham prior to appointing solicitors. I have been informed that there is a flying freehold overhang to the house. Our surveyor has said that some mortgage companies will not give a mortgage on a flying freehold home.
It varies from the lender to lender. Lloyds has different instructions from Birmingham Midshires. If you e-mail us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Sandringham. Conveyancing will be smoother if you use a solicitor in Sandringham especially if they are acquainted with such properties in Sandringham.
I only have 72 years left on my flat in Sandringham. I need to get lease extension but my landlord is missing. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. However, you will be required to demonstrate that you or your lawyers have made all reasonable attempts to track down the lessor. For most situations an enquiry agent would be useful to carry out a search and prepare a report to be used as evidence that the freeholder can not be located. It is wise to seek advice from a conveyancer both on proving the landlord’s disappearance and the application to the County Court overseeing Sandringham.
Sandringham Leasehold Conveyancing - Examples of Questions you should ask Prior to buying
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How much is the service charge and ground rent on the property? Are any of leasehold owners in arrears of their service charge payments? Does the lease include onerous restrictions?