Would the conveyancing solicitors via your comparison service handle conveyancing in Sandhurst by way of an attended exchange?
We do have a number of conveyancing experts who can conduct 24hr exchanges. You should contact us to receive a costs illustration and details as to dates.
What happens if my solicitor is suspended from the Principality Solicitor panel ahead of completing my conveyancing in Sandhurst?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
We are purchasing a property in Sandhurst. I might seem paranoid but how we can trust a lawyer? On completion day we have to deposit money into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We have agreed to purchase a house in Sandhurst. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nottingham be concerned?
Given that your lender is Nottingham your lawyer must comply with the formal instructions contained in Section two of UK Finance Lenders’ Handbook for Nottingham. The CML Handbook contains minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Nottingham where a lease fails to meet these provisions. The provisions relate to the installation of panels on properties in England and Wales and is not restricted to Sandhurst.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a Sandhurst conveyancer on the RBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
I am buying my first flat in Sandhurst benefiting from help to buy. The developers refused to reduce the amount so I negotiated 6k of extras instead. The property agent suggested that I not inform my solicitor about this extras as it would jeopardize my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Sandhurst is the location of the property. Can you shed any light on this issue?
Flying freeholds in Sandhurst are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sandhurst 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 Sandhurst may determine 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 residence.
I am using a search engine for the words on line conveyancing in Sandhurst it reveals many conveyancerslocally. How do I determine which is the suitable conveyancer for me?
The preferential way of finding a suitable conveyancer is through a personal testimonial, so seek the counsel of friends and those you trust who have purchased a property in Sandhurst or the respected estate agent or financial adviser. Costs for conveyancing in Sandhurst vary, so it's advisable to obtain a minimum of three estimates from different companies. Dont forget to clarify what costs in the quote includes.