My Conveyancer in Sandringham is not listed on the The Mortgage Works Approved Panel. Is it possible for me to use my prefered solicitor even though they are excluded from the The Mortgage Works panel of approved conveyancing solicitors?
The limited options available to you here include:
- Complete the purchase with your existing Sandringham lawyers but The Mortgage Works will need to retain a lawyer on their panel. This will result in additional total conveyancing fees and result in frustration.
- Get a new lawyer to act in the purchase, remembering to check they are on the The Mortgage Works panel
My friend recommended that where I am purchasing in Sandringham I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally quoted for as part of the standard Sandringham conveyancing searches. It is a large document of about 40 pages, listing and detailing significant information about Sandringham around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Sandringham Education with plans and statistics, Local Amenities and other useful data about Sandringham.
It has been five months following my purchase conveyancing in Sandringham completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am buying a new build house in Sandringham with the aid of help to buy. The sellers refused to reduce the price so I negotiated £7000 of fixtures and fittings instead. The property agent told me not inform my lawyer about this extras as it will adversely affect my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Sandringham is the location of the property. Is there any guidance you can impart?
Flying freeholds in Sandringham are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sandringham you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sandringham 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 premises.
I am selling my house. My previous solicitors has retired. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Sandringham if that affects matters.
Do use our search tool to help you find a solicitor for your conveyancing in Sandringham. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.