My husband and I are planning to purchase a 1 bedroom flat in Sandy with a mortgage. We like our Sandy solicitor, however the bank says he's not on their "panel". It appears that we have little choice but to instruct one of the lender panel conveyancing practices or keep our Sandy conveyancing practitioner and pay for one of their panel firms to represent them. This feels very unfair; can we not demand that the bank use our Sandy lawyer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Sandy conveyancing solicitor to apply to be on the conveyancing panel.
We are purchasing a flat and require a conveyancing solicitor in Sandy who is on the Coventry BS solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Sandy.
We are planning to purchase with Norwich and Peterborough Building Society. I popped in a few local practices yet cant to find a Sandy conveyancing firm on the Norwich and Peterborough Building Society panel. Please you help?
You should make the most of the find a lender approved solicitor tool on this site. Please choose the mortgage company and type Sandy or your preferred area and you will discover a number of lawyer located in Sandy or by proximity to you.
If you had a top tip for choosing a conveyancing solicitor in Sandy what would it be?
It would be unwise to be seduced by the cheapest Sandy conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
Does a directory service exist listing Virgin Money panel solicitors in Sandy on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. A small selection of mortgage companies make their panel listings open the public on the web. If you are looking for a Sandy conveyancer on the Virgin Money please make the most of our tool.
I have paid off my mortgage with Aldermore. I assume I don't need a Sandy conveyancer on the Aldermore panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Aldermore 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 Aldermore mortgage from the register. Aldermore, 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 Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
I'm buying a new build house in Sandy with a loan from Clydesdale. The sellers refused to reduce the price so I negotiated 6k of extras instead. The house builders rep told me not to tell my conveyancer about this deal as it would adversely affect my mortgage with the lender. Is this normal?.
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.
I am looking for a leasehold apartment up to £245,000 and found one close by in Sandy I like with amenity areas and transport links in the vicinity, however it only has 51 remaining years left on the lease. There is not much else in Sandy in this price bracket, so just wondered if I would be making a mistake buying a short lease?
Should you require a home loan the remaining unexpired lease term will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.