I am acquiring a flat in Sandwich. My property lawyer is not listed on the mortgage company conveyancing panel. Is it possible for me to continue with my Sandwich conveyancing solicitor even though they are excluded from the bank panel of approved conveyancing solicitors?
One must appoint a property lawyer to deal with the legal work required if you require a mortgage to buy your property. The conveyancer will carry out all the essential legal checks on the property, make sure that you will be registered as proprietor and ensure that all the necessary mortgage documentation is in order. One can appoint a Sandwich solicitor of your choice. Nevertheless, where the solicitor appointed is not on the lender approved list additional costs will arise as separate legal representation will be need by the bank. Conveyancing panel applications can be submitted, so where your conveyancer has not historically sought membership they can do so.
I am need of leasehold conveyancing for an apartment in a relatively new development (seven years built) in Sandwich. The vast majority the appartments have already been occupied. Do I need carry out the conveyancing searches as part of conveyancing in Sandwich?
You would be taking a significant risk in failing carrying out Sandwich 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 mortgage free there is no legal necessity to have them, but we would absolutely advise in no uncertain terms that your lawyer conducts them. Where speed and price are top of your concerns you should consider with your solicitor about the option of search insurance
In what way does my ID and proof of funds have anything to do with my conveyancing in Sandwich? What am I being asked for?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with prior to agreeing to accepting their conveyancing retainer. The Client Care letter that you are required to sign will no doubt confirm this. Your lender will also require certain documents to be viewed. If you are unwilling to provide identification documents, your conveyancer would not be able to accept instructions from you.
I require fast conveyancing in Sandwich as I am under an ultimatum to sign on the dotted line in less than 3 weeks. A mortgage is not required. Is it possible to decline from having conveyancing searches to save fees and time?
If.Given you are are a mortgage free purchaser you have the choice not to do searches although no law firm would advise that you don't. Drawing on years of experience of conveyancing in Sandwich the following are examples of what can show up and adversely impact future saleability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
Just acquired a semi-detached house in Sandwich , how long should it take for the Land Registry to register my ownership? My Sandwich conveyancing solicitor has been painfully slow, so I want to be sure that my name is registered.
As far as conveyancing in Sandwich is concerned, registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timeframes can differ according to who lodges the application, whether there are errors and if the Land registry have to notify any 3rd persons or bodies. As of today approximately three quarters of submission are fully addressed in less than three weeks but some can be subject to protracted delays. Registration takes place once the purchaser has moved in to the property thus registration formalities is not typically primary concern but where there is a degree of urgency associated with the registration then you or your lawyers should speak with the land registry and explain the circumstances.
I'm buying my first flat in Sandwich benefiting from help to buy. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not inform my conveyancer about the deal as it could adversely affect my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.