I am buying a garden flat in Sandwich. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Sandwich you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Sandwich.
When it comes to mortgage companies such as Santander, do Sandwich property lawyers incur an annual charge to be on the conveyancing panel?
We are unaware of any lender fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
After much negotiation I have agreed a price on an apartment in Sandwich. My financial adviser recommended their conveyancers. I paid an on account payment of £200. Not long after, the property lawyer contacted me embarrassingly acknowledging 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 have instructed a Sandwich property lawyer having checked that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Sandwich surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
My partner and I are downsizing from our home in Sandwich and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. Any high street Sandwich conveyancer would know this is not the case. It does beg the question why the purchasers used a national conveyancing firm rather than a conveyancing solicitor in Sandwich. We have lived in Sandwich for many years we know of no issue. Should we get in touch with our local Authority to obtain clarification that there is no issue.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
My wife and I purchased a renovated Edwardian house in Sandwich. Conveyancing practitioner represented me and Leeds Building Society. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold with the matching address. I'd like to know for sure, how can I find out??
You should read 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 Sandwich 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 check the situation with your conveyancing lawyer who conducted the work.
I have been on the look out for a leasehold apartment up to £235,500 and found one close by in Sandwich I like with amenity areas and railway links nearby, however it only has 49 years unexpired on the lease. There is not much else in Sandwich for this price, so just wondered if I would be making a grave error acquiring a short lease?
If you require a mortgage that many years will be a potential deal breaker. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
I am using a search engine for the phrase on line conveyancing in Sandwich it brings up numerous conveyancerslocally. How do I determine which is the suitable conveyancer for the sale of my house?
The ideal way of seeking the right conveyancer is through a personal referral, so ask friends and relatives who have acquired a property in Sandwich or the local estate agent or financial adviser. Charges for conveyancing in Sandwich vary, so it's a good idea to obtain at least four estimates from different conveyancers. Be sure to obtain confirmation what costs in the quote includes.