Find a Lender-Approved Local Conveyancer in Sandringham

Ready to buy a new home? Find a law firm approved by your lender.

There is a good reason why you won’t find people saying “if only I would have chosen a cheap national firm”! Go local - instruct a conveyancing solicitor in Sandringham

Reasons to use our Sandringham conveyancing solicitors

  • 1 Low cost packages from online conveyancers might seem attractive. However, these companies are often based hundreds of kilometers away with limited understanding of the factors that impact property transactions in Sandringham
  • 2 Sandringham solicitors will have connections at the local Land Registry Office, Local Authority and estate agents
  • 3 Sandringham conveyancers have a significant edge when it comes to Sandringham conveyancing as they have valuable local knowledge of local authority requirements, planning policies and other matters that will impact your home move
  • 4 The accumulation of transactions means that Sandringham property lawyer have established valuable connections with Sandringham local estate agents, banks, building societies, landlords and house builders enabling them to liaise at speed with all parties involved in the process of dealing with your house sale or purchase in Sandringham.
  • 5 Chances are that the other side’s solicitors are based in Sandringham - if so both parties are likely to be on good working terms

Examples of recent conveyancing in Sandringham since March 2024*

Recently asked questions about conveyancing in Sandringham

I am one month into the sale of my flat in Sandringham and the EA has just e-mailed to say that the purchasers are changing their solicitor. The reason given is that the bank will only deal with solicitors on their conveyancing panel. On what basis would a big named lender only deal with specific lawyers rather the firm that they want to choose to handle their conveyancing in Sandringham ?

Banks have always had panels of law firms they are willing to work with, but in the last few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Lending institutions attribute this action to a rise in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.

We are about to sign contracts for a garden flat in Sandringham. We encountered a snag. The mortgage offer with Godiva Mortgages Ltd expires on 9/8/2024 but the sellers are insisting on a completion date of 13/8/2024. Can one extend the mortgage expiry date?

The best person to address this concern is your conveyancer who will hopefully determine whether he or she is better off negotiating with the mortgage broker, owner’s solicitors, selling agents or conceivably all three given what has gone on in your house move to date.

My wife and I purchasing a terrace house in Sandringham. We would like to carry out an extension to the side at the house.Will the conveyancing process include enquiries to determine if these works are permitted?

Your solicitor will check the deeds as conveyancing in Sandringham will sometimes reveal restrictions in the title documents which prohibit certain changes or necessitated the consent of another owner. Certain works call for local authority planning permissions and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these things with a surveyor ahead of any purchase.

I happen to be the single recipient of my late mum's estate and I have everything in my name alone, including the house in Sandringham. The Sandringham property was put into my name in May. I want to move. I understand that there is a CML 6 month 'rule', meaning my proprietorship may be considered the same way as if I'd bought the house in May. Do I have to wait 6 months to sell?

The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. How sensible a view banks take of it, depend on the lender as this provision primarily exists to identify subsales or the quick reselling of properties.

I recently had an offer accepted on an apartment in Sandringham. My financial adviser recommended their conveyancers. I paid an advanced payment of £225. A couple of days later, the solicitor called me to say that they were not on the Yorkshire BS 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 Yorkshire BS 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 buying a new build flat in Sandringham. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Sandringham

    Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

I need to appoint a conveyancing solicitor for purchase conveyancing in Sandringham. I've land on a web site which appears to be the ideal solution If there is a chance to get all formalities done via phone that would be preferable. Should I be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Having had my offer accepted I require leasehold conveyancing in Sandringham. Before I get started I want to be sure as to the unexpired term of the lease.

If the lease is registered - and 99.9% are in Sandringham - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I inherited a 2 bed flat in Sandringham, conveyancing having been completed November 2005. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Sandringham with over 90 years remaining are worth £265,000. The ground rent is £50 per annum. The lease expires on 21st October 2100

With 76 years unexpired we estimate the price of your lease extension to span between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.

Last updated

What to expect from a Licensed Conveyancer for conveyancing in Sandringham?

Licensed Conveyancers specialise in the legalities surrounding purchasing and selling property and cover conveyancing throughout England and Wales not just Sandringham. When appointed a Licensed Conveyancer regulated by the CLC, you should:
  • Be supplied with an honest and lawful conveyancing.
  • Have a high standard of legal services.
  • Receive your matters dealt with using care, skill and legal competence.
  • Have a high standard of service due to your conveyancer’s arrangements, resources, procedures, skills and commitment.
  • Have a service which is accessible and responsive to your specific requirements.
  • Not feel discriminated against, victimised or harassed.
  • To receive the level you could expect, however, if you do your lawyer accepts responsibility for this and provides you with any appropriate redress.
  • Ensure your individual needs taken into account should you make a complaint.
  • Be supplied with a timeous, objective and comprehensive service when making a complaint about your conveyancing in Sandringham about your conveyancing in Sandringham.

Typically, Sandringham conveyancing for a sale has some of the following tasks

  • Obtaining instructions from the appropriate parties
  • Collating the documents evidencing the title to the property
  • Preparing contract and related papers
  • Forwarding draft papers to the conveyancer retained by the buyer
  • Finalising the wording for contracts and responding to additional queries from the buyer’s conveyancer
  • Finalising the transfer deed
  • Answering requisitions raised by the buyer’s conveyancer
  • Proceeding to exchange of contracts and then completion formalities
  • Receiving sale proceeds and wiring funds to the vendor, the estate agent and repaying the mortgage (if applicable)

Transfer of Equity conveyancing in Sandringham usually involves the following:

  • Taking instructions from the appropriate parties
  • Investigating the title to the property
  • Representing mortgage company (if applicable)
  • Negotiating the terms of the transaction
  • Drafting Transfer or approving draft Transfer
  • Agreeing adjustments to the the Transfer deed
  • Corresponding with parties concerning the Transfer
  • Agreeing and preparing for completion
  • Receiving and releasing funds to relevant parties
  • Preparing and submitting to HM Revenue and Customs the correct Land Tax forms and payment
  • Dealing with the registration formalities for the buyer and the home loan (if relevant) at the HM Land Registry.

Neighboring Locations

Dersingham
Heacham
Hunstanton
Snettisham
Sandringham
Kings Lynn

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.