I am purchasing a house mortgage free in Sandwich. I have resided for the previous twelve years in Sandwich. Conveyancing searches are expensive. As I have knowledge of the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a mortgage, then the vast majority of the Sandwich conveyancing searches are non-obligatory. Your solicitor will ’encourage you, no-doubt strongly, that you should have searches done, but she is duty bound to take that path of encouragement . One thing to bear in mind; if you are going to dispose of the house one day, it will be of relevance to your prospective purchaser what the searches reveal. Sometimes premises with apparent issues can still throw up unfavourable search results. A good conveyancing solicitor in Sandwich will provide you some practical guidance here.
Having sold my house in Sandwich last October yet the purchaser is SMS messaging daily to say his solicitor needs to hear from mine. What should have happened now that I have sold?
Following your sale your lawyer is obliged to send the transfer deeds and all supplemental paperwork to the purchaser's solicitors. Depending on the transaction, your lawyer should also evidence that the home loan has been repaid to the buyers conveyancers. There are no post completion steps unique to conveyancing in Sandwich.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Sandwich conveyancer on the UBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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 UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
Completion of my remortgage has taken place for my property in Sandwich. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Sandwich solicitor - who is on the Barclays conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays 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.
What can a local search reveal regarding the house we're buying in Sandwich?
Sandwich conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company for instance Searchflow The local search is essential in every Sandwich conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your property. The search should supply information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.
I am looking into buying my first house which is in Sandwich and I am already nervous. I couldn't find anything specific about Sandwich. Conveyancing will be needed in due course but do you know about the Sandwich area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Sandwich. In the meantime here are some basic statistics that we found
Are there common deficiencies that you see in leases for Sandwich properties?
There is nothing unique about leasehold conveyancing in Sandwich. Most leases are individual and legal mistakes in the legal wording can sometimes mean that certain sections are erroneous. The following missing provisions could result in a defective lease:
Clauses dealing with recovering service charges for expenditure on the building or common parts.
A defective lease will likely cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. National Westminster Bank, Chelsea Building Society, and Alliance & Leicester all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the buyer to pull out.
Leasehold Conveyancing in Sandwich - Sample of Questions you should ask Prior to buying
Be sure to find out if the the lease includes any unreasonable restrictions in the lease. For example plenty of leases prohibit pets being permitted in in a block in Sandwich. If you love the propertyin Sandwich yet your dog can’t make the move with you then you have a very difficult decision. Are any of leasehold owners in arrears of their service charge payments? On the whole the outlay for major works are not built into the maintenance charges, although a few managing agents in Sandwich ask tenants to contribute towards a reserve fund and this is used to offset against major works.