My Solicitor in Sandbach has never been on on the Yorkshire Building Society Conveyancing Panel. Is it possible for me to use my prefered solicitor even though they are not on the Yorkshire Building Society panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your preferred Sandbach lawyers but Yorkshire Building Society will need to instruct a solicitor on their panel. This will inevitably rack up the total conveyancing fees and result in frustration.
- Choose an alternative solicitor to to deal with the conveyancing, obviously checking they are on the Yorkshire Building Society panel
I have been told that property searches are the number one reason for obstruction in Sandbach house deals. Is this right?
The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of delays during the legal transfer of property. Local searches are unlikely to be the root cause of holding up conveyancing in Sandbach.
I have justdiscovered that Stirling Law have closed. They conducted my conveyancing in Sandbach for a purchase of a freehold house 18 months ago. How can I check that the property is in my name in the name of the previous owner?
The quickest method to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Sandbach conveyancing specialists.
I'm purchasing my first flat in Sandbach with the aid of help to buy. The developers would not budge the amount so I negotiated £7000 of additionals instead. The sale representative told me not reveal to my lawyer about this side-deal as it could put at risk my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Do you have any top tips for leasehold conveyancing in Sandbach from the perspective of speeding up the sale process?
- Much of the delay in leasehold conveyancing in Sandbach can be reduced where you instruct lawyers as soon as you market your property and ask them to collate the leasehold documentation needed by the purchasers’ representatives. You may think that you are aware of the number of years remaining on your lease but it would be wise to double-check by asking your conveyancers. A purchaser's conveyancer will be unlikely to recommend their client to where the remaining number of years is under 80 years. In the circumstances it is important at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. In the event that you altered the property did you need the Landlord’s consent? In particular have you laid down wooden flooring? Most leases in Sandbach state that internal structural changes or addition of wooden flooring necessitate a licence from the Landlord acquiescing to such changes. Where you fail to have the consents in place you should not contact the landlord without checking with your lawyer in the first instance. If you have had any disputes with your landlord or managing agents it is very important that these are settled prior to the flat being marketed. The buyers and their solicitors will be reluctant to purchase a flat where a dispute is unresolved. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is better to present the dispute as historic rather than unresolved.
I own a leasehold flat in Sandbach, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Sandbach with an extended lease are worth £222,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease expires on 21st October 2094
With only 70 years left to run we estimate the price of your lease extension to span between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.
Are Sandbach conveyancing solicitors duty bound by the Law Society to issue clear conveyancing costs?
Inbuilt into the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be regarded as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, represent the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Sandbach or beyond.