My husband and I are purchasing a newly constructed apartment in Sandbanks and my solicitor is telling me that she has to the lender to disclose incentives from the seller. The Estate Agents are hassling me to sign contracts and I have no desire to prolong the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
My grandfather passed away 10 months ago and as sole heir and executor I was left the property in Sandbanks. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this allowed?
Given you plan to re-mortgage then Santander will require that you use a conveyancer on the Santander conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Santander conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Santander mortgage is registered as a charge at the Land Registry.
My conveyancer has informed me that missing deeds insurance is necessary on my purchase. What is the level of cover for Sandbanks conveyancing?
The appropriate level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between Halifax and Virgin Money. Conveyancing practitioners as opposed to borrowers take out such policies.
I have a mortgage with Nationwide for my property in Sandbanks. Conveyancing has been completed some time ago. Should I wish 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 Nationwide?
You must advise Nationwide prior to letting out your property as this is likely to be a breach of Nationwide’s mortgage conditions. It may be that Nationwide 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 Nationwide directly. You need not do this via a Nationwide conveyancing panel solicitor.
After weeks of negotiation I have agreed a price on a house in Sandbanks. My financial adviser recommended their conveyancers. I paid an upfront payment of £225. Not long after, the property lawyer called me to say that they were not on the HSBC 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 HSBC 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 have justbecome aware that Stirling Law have closed. They carried out my conveyancing in Sandbanks for a purchase of a leasehold apartment 18 months ago. How can I be sure that my home is in my name in the name of the former proprietor?
The quickest way to check if the premises is in your name, 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 Sandbanks conveyancing specialists.
My wife and I purchased a leasehold house in Sandbanks. Conveyancing and Accord Mortgages Ltd mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Sandbanks who acted for me is not around. Any advice?
First contact the Land Registry to be sure that this person is in fact the new freeholder. You do not need to instruct a Sandbanks conveyancing practitioner to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Sandbanks Leasehold Conveyancing - A selection of Queries before Purchasing
-
Please note if it is no more than eighty years it will impact the salability of the flat. It is worth checking with your lender that they are content with residual term of the lease. Leases with less than 80 years remaining means that you will probably have to extend the lease at some point and you need to have some idea of how much this will be. For most Sandbankslease extensions you would be be obliged to have owned the premises for a couple of years in order to be legally able to extend the lease. Who manages the building? This question is important as a) areas may cause problems in the building as the common areas may start to deteriorate if maintenance remain unpaid b) if the leaseholders have a dispute with the managing agents you will wish to know about it
I require the services of a bank 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. At a fee of one pound per month it is not expensive to register on the site