Please could you recommend a Norwich and Peterborough Building Society accepted Sandy conveyancing lawyer finish our house move within a short deadline? Am I best advised to go for a high street Sandy conveyancer or a national conveyancer?
We can recommend some very good Sandy conveyancing firms. Another option is to visit the high street in Sandy. Go in to two or three firms and ask to see a conveyancing solicitor for a quote. Mention your expectations together with your reasons and get a commitment on your deadline. Select the lawyer that genuine.
Finally the sale completed on my house in Sandy last November but my buyer keeps whats apping daily complaining that her lawyer is waiting to hear from mine. What should have happened now that I have sold?
Post completion of your disposal your conveyancer should send the transfer documentation and all of the paperwork to the buyer’s conveyancer. If applicable, your solicitor must also evidence that the home loan has been paid off to the purchasers lawyers. There is unlikely to be post completion tasks peculiar conveyancing in Sandy.
Is there a search tool that I can use to discover of the solicitor carrying out my conveyancing in Sandy is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Godiva Mortgages Ltd thus paying £187.00 plus VAT in another set of legal charges.
Feel free to take advantage of the find a lender approved solicitor tool on this web page. Pick the lender and type ‘Sandy’ or your preferred area and you will be presented with a number of lawyer based in Sandy or by proximity to you.
Will our solicitor be asking questions regarding flooding as part of the conveyancing in Sandy.
Flooding is a growing risk for lawyers conducting conveyancing in Sandy. There are those who purchase a property in Sandy, fully aware that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Conveyancers are not qualified to give advice on flood risk, however there are a various checks that may be undertaken by the buyer or by their solicitors which will give them a better appreciation of the risks in Sandy. The conventional set of completed inquiry forms sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the vendor to find out whether the premises has suffered from flooding. If the property has been flooded in past and is not revealed by the owner, then a purchaser could issue a compensation claim resulting from an inaccurate reply. The purchaser’s lawyers should also conduct an enviro search. This should higlight if there is any known flood risk. If so, further inquiries will need to be carried out.
Me and my brother own a 4 bedroom Edwardian house in Sandy. Conveyancing solicitor represented me and TSB. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold with the exact same property. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Sandy and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with your conveyancing practitioner who conducted the conveyancing.
My lawyers in Sandy have advised me that they can not locate my conveyancing file. To assist with my purchase I took out a mortgage with the lender. Is it case that being on the bank conveyancing panel they need to have retained the file for a prescribed period?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the lender directly.