We are about to sign contracts for a freehold house in Sandwich. We encountered a snag. Our loan offer with Aldermore runs out on 1/10/2021 but the sellers are putting forward a completion date of 5/10/2021. Is it possible to prolong the loan expiry date?
The person best placed to address this issue is your conveyancer who should determine if he or she is corresponding with the bank, vendor’s conveyancers, selling agents or possibly all three given the circumstances your transaction as of today.
I can see plenty of information on this site regarding conveyancing in Sandwich but can you isolate your top tip for appointing the right conveyancer in Sandwich
It would be unwise to be tempted by the lowest Sandwich conveyancing fees. 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 time.
I am the sole recipient of my late father’s estate and I have everything in my name alone, including the my former home in Sandwich. The Sandwich property was put into my name in July. I want to move. I understand that there is a CML six month 'rule', which means that my property ownership will be regarded the same way as though I had purchased the property in July. Is the property unsalable for six months?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. Some lenders would take a sensible view as this requirement chiefly exists to identify the purchase and immediately sell or the flipping of properties.
Skipton have agreed my mortgage in principle, my offer on a house in Sandwich has been accepted, now what?
The estate agent will wish to know who your solicitors are (ensure that the solicitors are on the lender’s panel). Telephone Skipton or your broker and finalise any appropriate paperwork. Skipton will appoint a valuer who will get in touch with the selling agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes approximately a week to receive the mortgage offer. Skipton will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Sandwich.
Despite weeks of looking the Title Certificate and documents to my property are lost. The solicitors who did the conveyancing in Sandwich 10 years ago no longer exist. What do I do?
Gone are the days when you need to hold title official documentation to evidence that you are the owner of your registered land or property, given that the Land Registry have everything they need in a digital format.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Sandwich is where the house is located. Is there any guidance you can give?
Flying freeholds in Sandwich are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Sandwich 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 Sandwich 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 residence.
I need to instruct a conveyancing lawyer in Sandwich for my house move. Can I check a firm’s record with the legal regulator?
Anyone can find documented Solicitor Regulator Association (SRA) decisions arising from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training reasons.
Why do Sandwich conveyancing fees are higher for leasehold and freehold properties?
Inevitably there is more work necessary in leasehold conveyancing. Sandwich has many leasehold properties. There is more time involved in the purchase: for example, the lease and leasehold information (including current service charge, ground rent and buildings insurance details) obtained from the freeholder or managing agents. There are strict criteria that the lease must meet in order to be acceptable to a mortgage company. If it does not meet these requirements, the lease must be amended, which can involve additional expense for the seller.