We are purchasing a 2 bedroom apartment in Sandbanks with a mortgage. We have a Sandbanks lawyer, however the lender advise he's not on their "panel". We have to appoint one of the bank panel solicitors or continue with our Sandbanks conveyancing practitioner as well as pay for one of their panel lawyers to act for them. We regard this is unjust; is there anything we can do?
No, not really. 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 Sandbanks conveyancing lawyer to apply to be on the conveyancing panel.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Sandbanks?
There are many recorded licenced Conveyancers in Sandbanks and Solicitor firms in Sandbanks who can assist with your conveyancing We would stress that the two are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. Both can conduct other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
We have a mortgage agreed in principle with Leeds Building Society. Sandbanks conveyancing solicitors are selected. How long does it take for Leeds Building Society to issue the offer to the conveyancing practitioner?
Some lenders take longer than others. Have Leeds Building Society conducted the valuation? Have you advised Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Completion of my purchase has taken place for my property in Sandbanks. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I need some expedited conveyancing in Sandbanks as I am under pressure to exchange contracts inside one month. A home loan is not required. Is it possible to avoid the conveyancing searches to save fees and time?
As you are are a cash purchaser you are at liberty not to have searches conducted although no conveyancer would advise that you don't. Drawing on years of experience of conveyancing in Sandbanks the following are examples of what can appear and therefore affect future mortgageability: Enforcement Notices, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
My wife and I have a semi-detached Georgian house in Sandbanks. Conveyancing practitioner represented me and Birmingham Midshires. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the exact same property. I thought I was buying a freehold how can I check?
You should review the Freehold register you have again and check the Charges Register as there may be 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 Sandbanks and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with your conveyancing practitioner who carried out the work.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Sandbanks is where the house is located. Is there any guidance you can impart?
Flying freeholds in Sandbanks are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sandbanks you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sandbanks may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
What range of conveyancing matters do Sandbanks conveyancing organisations typically advise on?
For the most part Sandbanks conveyancing organisations tend to conduct a number of services to home and land owners, vendors, first time buyers, freeholders and tenants helping outwith some of the following:
Residential sale conveyancing in Sandbanks or wider afield
Private residential purchase conveyancing in Sandbanks and nationwide
Plot sales whether they are freehold or leasehold Covenant and chancel insurance Adverse Possession claims where you are occupying an area of land adjacent to your property and using this as your own - advise on the potential for making a claim to ownership of that land Non-contentious landlord & tenant matters