I had intended to instruct a property lawyer in Sandbanks for our home move. Our financial adviser has since advised us that our bank Barnsley Building Society won't deal with them. Surely this is unfair competition?
Pre- 2008 most mortgage companies had an appetite for risk which was higher than today. Almost all Sandbanks conveyancing firms would have been on most mortgage company panels. The Financial Services Authority in 2010 conducted a thematic review into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more information from law firms relating to their operations and their employees and establishing certain criteria such a completing on a minimum amount of conveyancing. Many Sandbanks conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Sandbanks is amongst the many locations where the solicitors we recommend are are authorised to act for Barnsley Building Society.
I am aiming to move house in September. Will my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you put forward a removal company in Sandbanks. Conveyancing firm was organised before I stumbled across your website.
On the afternoon of completion you can pick up the house keys from the selling agent but this can only be done once the previous owners lawyers inform the agent that they have the completion monies and the keys can be given over. You will need to tell the removal company that they can start moving you in. As a matter of policy we do not suggest a particular removal company but can assist you in finding a residential property solicitor in Sandbanks or a firm that specialises in conveyancing in Sandbanks.
I recently had an offer agreed on an apartment in Sandbanks. My mortgage broker recommended their conveyancers. I paid an on account payment of £175. Shortly after, the lawyer called me to say that they were not on the Kent Reliance 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 Kent Reliance 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 am selling my house. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, UBS are being a right pain. The Sandbanks solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What does a local search reveal about the house my wife and I buying in Sandbanks?
Sandbanks conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search organisations for example PSG The local search plays a central role in many a Sandbanks conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your new home. The search will reveal information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.
Are there restrictive covenants that are commonly picked up during conveyancing in Sandbanks?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Sandbanks. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Sandbanks is where the house is located. Is there any advice you can give?
Flying freeholds in Sandbanks are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sandbanks you would need to get your solicitor to go 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.
We're first time buyers - had an offer accepted, but the agent has warned us that the owners will only issue a contract if we use their recommended lawyers as they want a ‘quick sale’. Our preferred option is to instruct a family solicitor accustomed to conveyancing in Sandbanks
We suspect that the owner is not behind this ultimatum. Should the owner want ‘a quick sale', alienating a serious buyer is not the way to achieve this. Speak to the owners direct and make the point that (a)you are genuine buyers (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)however you are going to instruct your preferred Sandbanks conveyancing firm - not the ones that will give the negotiator at the agency a introducer fee or achieve conveyancing figures set by corporate headquarters.