Am I correct in assuming that the fact that my conveyancer in Sandbanks is not on my bank's conveyancing panel that there is a problem with the quality of his work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack 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 simply call the Sandbanks conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
I am purchasing a terraced house in Sandbanks. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Sandbanks you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Sandbanks.
I am helping my aunt sell her property in Sandbanks. Will the solicitor arrange the energy performance certificate or should I organise this?
Following the abolition of Home Packs, energy performance certificates became a mandatory part of moving house. An energy assessment needs to be to hand prior to the property being marketed. It is not something that lawyers ordinarily arrange. Where you are using a Sandbanks conveyancing practitioner they might be willing to arrange EPC’s due to their contacts with long established local assessors
I have a mortgage with Yorkshire BS for my property in Sandbanks. Conveyancing has been completed 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Yorkshire BS?
Your original mortgage agreement with Yorkshire BS will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. It may be that Yorkshire BS will permit you to let 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 Yorkshire BS directly. You need not do this via a Yorkshire BS conveyancing panel solicitor.
After shopping around on the internet I have found a Sandbanks solicitor having checked that they are on the RBS conveyancing panel. Does my lawyer arrange the survey of the property?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Sandbanks surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have todaybecome aware that Stirling Law have been shut down. They carried out my conveyancing in Sandbanks for a purchase of a leasehold flat 9 months ago. How can I check that the property is in my name in the name of the former proprietor?
The quickest method to see if the property is registered to you, you can carry out 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 Sandbanks conveyancing specialists.
I have been sourcing a conveyancing practitioner in Sandbanks for my home move. Can I see a firm’s record with the profession’s regulator?
One can read published Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA could monitor call for training reasons.
I need to find a lender panel solicitor in Sandbanks. Can you assist?
It is not clear why you need a Sandbanks panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the bank to find out which solicitors in Sandbanks are on their panel . If you do find such a firm in Sandbanks not listed please direct them to our site to list. After all the cost is only one £1 a month