My lawyer in Sandy is not on the Chelsea Building Society Approved Panel. Can I still retain my prefered solicitor notwithstanding that they are not on the Chelsea Building Society list of approved lawyers?
Your options are as follows:
- Complete the purchase with your existing Sandy lawyers but Chelsea Building Society will need to use a lawyer on their panel. This will result in additional total legal fees as well as result in delays.
- Find an alternative solicitor to to deal with the conveyancing, obviously checking they are on the Chelsea Building Society panel
I have paid off my mortgage with Nottingham. I assume I don't need a Sandy property lawyer on the Nottingham panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
The mortgage over my property is with Lloyds for my property in Sandy. Conveyancing has been completed a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?
Lloyds must be informed of your intention in advance of letting out your property as this is likely to be a breach of Lloyds’s mortgage conditions. It may be that Lloyds will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. You need not do this via a Lloyds conveyancing panel firm.
I recently had an offer agreed on an apartment in Sandy. My mortgage broker pressured me to appoint their solicitor. I paid an upfront payment of £175. Shortly after, the lawyer called me to say that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am intent on selling our home in Sandy and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A high street Sandy lawyer would know this is not the case. For the life of me I don't know why the purchasers instructed a nationwide conveyancing firm as opposed to a conveyancing solicitor in Sandy. Having lived in Sandy for six years we know of no issue. Should we contact our local Authority to get clarification 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 must 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 ailment)
Due to the advice of my in-laws I had a survey completed on a house in Sandy prior to appointing conveyancers. I have been told that there is a flying freehold aspect to the house. The surveyor has said that some mortgage companies may not grant a loan on a flying freehold home.
It varies from the lender to lender. HSBC has different requirements from Nationwide. If you call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Sandy. Conveyancing will be smoother if you use a solicitor in Sandy especially if they are acquainted with such properties in Sandy.
I am using a search engine for the phrase on line conveyancing in Sandy it shows results of numerous property lawyersin the area. With so much choice what is the best way to find the right solicitor for purchase transaction?
The ideal method of choosing a suitable conveyancer is via trusted testimonial, so seek the opinion of friends and those you trust who have purchased a property in Sandy or the respected estate agent or financial adviser. Fees for conveyancing in Sandy differ, so it's sensible to request at least three fee calculations from different property lawyers. Dont forget to clarify what costs in the quote includes.
New build sellers have recommended to me a solicitor and I've received an estimate from them. They are nearly £400 less expensive than my preferred Sandy solicitor. What's the catch?
Developers often have panels of lawyers who expedite matters and who know the seller’s paperwork and conveyancer. Plenty of developers offer an incentive to select a preferred solicitor for this reason, any increased charges can be avoided and a developer won't put forward a conveyancing factory and run the risk of having the conveyancing stall when they require an exchange inside a month. The argument for not agreeing to use the recommended conveyancer is that they may be reluctant to 'push' your interests at the risk of alienating the developer. Where you have concerns that this may be the case you should remain with your high street Sandy lawyer.