My fiance and I are planning to purchase a flat in Sandringham and are in fact using a Sandringham conveyancing firm. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Yorkshire Building Society have this evening contacted us to inform me that they have now hit a problem as our Sandringham lawyer is not on their conveyancing panel. Is this a problem?
When purchasing a property with the benefit of a mortgage it is standard for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Sandringham solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
What does my ID and proof of funds have anything to do with my conveyancing in Sandringham? Is this really necessary?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with prior to agreeing to accepting their conveyancing business. The Terms and Conditions that you need to sign should stipulate this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. If you are unwilling to supply identification documents, your lawyer would not be able to act for you.
There is lots of information on this site regarding conveyancing in Sandringham but can you isolate your top tip for appointing the right conveyancer in Sandringham
We would encourage you not to base your choice on the cheapest Sandringham conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
My father pointed out to me me that in buying a property in Sandringham there may be various restrictions as to what one can do in terms of external alterations to the property. Is this right?
There are a number of properties in Sandringham which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Sandringham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Can you point me to a directory of Clydesdale panel conveyancers in Sandringham on the Building Society Association’s Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. A small selection of banks make their panel listings visible on the web. Where you are looking for a Sandringham conveyancing practitioner on the Clydesdale please make the most of our tool.
My wife and I own a renovated Victorian house in Sandringham. Conveyancing practitioner acted for me and Aldermore. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the matching property. Is it worth asking Aldermore to clarify?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Sandringham and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with the conveyancing lawyer who conducted the work.
Hoping to buy a property located in Sandringham and I am already nervous. I couldn't find anything specific about Sandringham. Conveyancing will be needed in due course but do you know about the Sandringham area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Sandringham. In the meantime here are some basic statistics that we found
My husband and I are FTB’s - agreed a price, yet the estate agent informed us that the vendor will only go ahead if we appoint their preferred solicitors as they need an ‘expedited deal’. We would rather use a local solicitor with experience of conveyancing in Sandringham
It is improbable the sellers are behind this. If they desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is likely to cause more damage than good. Avoid the agents and go straight to the sellers and explain that (a)you are motivated buyers (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you wish to move quickly (e)but you intend to use your own,trusted Sandringham conveyancing firm - rather thanthe ones that will give their estate agent a commission or meet his conveyancing targets pre-set by head office.