We are buying a 1 bedroom flat in Sandbanks with a mortgage. We have a Sandbanks solicitor, however the lender says she’s not on their "panel". It appears that we have little option but to use one of the lender panel solicitors or keep our Sandbanks conveyancer and pay for one of their panel lawyers to represent them. We consider that this is unjust; are we not able to insist that the bank use our Sandbanks solicitor ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. A further alternative is for your Sandbanks conveyancing lawyer to apply to be on the conveyancing panel.
Would the conveyancing solicitors that you recommend carry out conveyancing in Sandbanks by way of an attended exchange?
There are a few conveyancing specialists carrying out personalised exchanges. Do e-mail us to receive a conveyancing quote and details as to availability.
Will lawyers request an advanced payment for conveyancing in Sandbanks?
Where you are retaining lawyers for conveyancing in Sandbanks your lawyer will request that you put them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. If any down payment is as part of the total price then this should be asked for immediately before exchange of contracts. The final balance that is needed should be transferred a couple of days ahead of the completion date.
Will my lawyer be making enquiries about flooding during the conveyancing in Sandbanks.
The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Sandbanks. Plenty of people will buy a property in Sandbanks, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to offer advice on flood risk, however there are a numerous searches that may be initiated by the buyer or by their lawyers which will figure out the risks in Sandbanks. The standard completed inquiry forms supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a usual inquiry of the vendor to discover whether the premises has suffered from flooding. In the event that the property has been flooded in past which is not revealed by the vendor, then a buyer could commence a compensation claim as a result of such an inaccurate answer. The purchaser’s solicitors will also carry out an enviro search. This should reveal whether there is a recorded flood risk. If so, additional investigations should be conducted.
My wife and I have a renovated Georgian house in Sandbanks. Conveyancing practitioner acted for me and Skipton Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold with the exact same property. Is it worth asking Skipton Building Society to clarify?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Sandbanks and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with your conveyancing lawyer who conducted the work.
What is different about your site and alternative internet conveyancing solicitors for conveyancing in Sandbanks?
At this site get an accurate costs illustration from a Solicitor or Licensed Conveyancer that understands the nuances of your conveyancing in Sandbanks. As opposed to estate agents and many comparison sites we do not charge firms a commission if you choose them for your property ownership legalities in Sandbanks