Am I correct in assuming that the fact that my conveyancer in Sandwich is not on my bank's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Sandwich conveyancing practice and ask them why they are no longer on the approved list for your lender.
My mortgage company has recommended solicitors on their panel based in Sandwich but I would rather instruct a conveyancing lawyer in Sandwich or nearer to where I live. Can you assist?
It is by no means the case that all Sandwich conveyancing practices are approved and listed on all banks conveyancing panel. Use the above search tool to choose a Sandwich conveyancing solicitor on the on the lender panel.
Due to the encouragement of my in-laws I had a survey completed on a house in Sandwich in advance of appointing solicitors. I have been told that there is a flying freehold aspect to the property. Our surveyor advised that some banks may refuse to issue a loan on such a home.
It depends who your proposed lender is. Santander has different requirements for example to Halifax. Should you wish to telephone us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Sandwich. Conveyancing may be slightly more expensive based on your lender's requirements.
What does commercial conveyancing in Sandwich cover?
Sandwich conveyancing for business premises incorporates a wide array of services, offered by qualified solicitors, relating to business premises. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
What are your top tips when it comes to finding a Sandwich conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a property lawyer for lease extension works (regardless if they are a Sandwich conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you speak with several firms including non Sandwich conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be helpful:
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Can they put you in touch with clients in Sandwich who can give a testimonial? How familiar is the firm with lease extension legislation?
Sandwich Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing
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Please inform me if there are any major works anticipated that will add a premium to the maintenance fees? Does the lease include onerous restrictions? Most Sandwich leasehold flats will have a service charge for maintenance of the building invoiced on behalf of the management company. If you buy the property you will have to meet this charge, normally quarterly throughout the year. This can vary from a few hundred pounds to thousands of pounds for bigger purpose-built buildings. In all probability there will be a ground rent for you to pay yearly, ordinarily this is not a large figure, say about £50-£100 but you need to enquire as occasionally it can be surprisingly expensive.
I would be grateful if you would clarify what options are open to me if my Sandwich conveyancing searches reveals detrimental entries?
On the whole, almost all concerns arising from Sandwich conveyancing search results can be addressed prior to completion or indemnity insurance could possibly be put on cover. It is crucial to remember that even though you are acquiring the premises and may be content to live with the search results, your lender may not, and ultimately have the final decision.