Is it realistic for conveyancing in Sandwich to be done in two weeks?
In the event that you are under a tight deadline for your conveyancing it is advisable to make sure that your conveyancer is familiar with the area as they will make use of local connections and intelligence. It is even conceivable that they could have transacted previousproperties in the same neighbourhood. You would be best advised to use a Sandwich conveyancing solicitor. Second, make sure that the lawyer is on the lender panel. It is claimed that 18% of Sandwich conveyancing transactions are delayed or jeopardised after discovering a purchaser’s lawyer was not on their mortgage lender’s list of approved solicitors. In many cases this discovery resulted in the transaction being frustrated by almost 21 days. It is said that this issue affects in the region of one hundred thousand home sales annually. Most Sandwich conveyancing firms can not act for certain lenders so do check at the outset.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Sandwich?
There are two types of lawyers who can carry out conveyancing in Sandwich namely CLC regulated conveyancers or solicitors. The two can provide the legal services that required to complete the disposal or acquisition of property. They are both duty bound to perform Sandwich conveyancing on similar quality and guidelines so you can be safe in the knowledge that your conveyancing will be professionally carried out and that all requirements and steps will be accurately followed.
We had chosen conveyancing lawyers based in Sandwich on the TSB solicitor panel. They have just invoiced me an additional sum for the legal aspects of the TSB mortgage. Is this a supplemental conveyancing fee set by TSB?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your lawyer can levy a fee for this. The charge is not dictated by TSB but by your Sandwich conveyancing practitioner. Numerous firms on the TSB panel will quote ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.
We were going to get a DIP from Clydesdale this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Clydesdale recommend any Sandwich solicitors on the Clydesdale conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Sandwich solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
I need some expedited conveyancing in Sandwich as I have a deadline to sign on the dotted line within 3 weeks. Luckily I do not need a mortgage. Is it possible to avoid the conveyancing searches to save fees and time?
As you are not getting a home loan you have the choice not to have searches carried out although no law firm would recommend that you don't. Drawing on our experience of conveyancing in Sandwich the following are examples of issues that can crop up and adversely affect future mortgageability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Road Schemes,...
I'm refinancing my primary property to a buy to let loan with Barclays and I will use the rest of the raised equity as a down payment on further house. The area we are looking at is Sandwich. Will your lawyers be able to act for the two lenders and tie in the two deals?
Make use of our comparison tool on this site to check that the solicitors are on the appropriate lender panels. Assuming that they are the lawyer should be able to simultaneously deal with the two deals but you should talk with you conveyancer and make apparent your expectations and requirements.
I am a negotiator for a long established estate agency in Sandwich where we have witnessed a number of leasehold sales derailed due to short leases. I have been given inconsistent advice from local Sandwich conveyancing firms. Can you confirm whether the seller of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Sandwich Leasehold Conveyancing - Examples of Questions you should ask Prior to buying
How much is the maintenance charge and ground rent on the property? Where a Sandwich lease has no more than eighty years it will affect the marketability of the flat. Check with your mortgage company that they are willing to lend given the lease term. A short lease means that you will almost definitely have to extend the lease at some point and you need to have some idea of what this would cost. For most Sandwichlease extensions you will be required to have owned the residence for 24 months in order to be eligible to extend the lease. What is the name of the managing agents?
To what extent are Sandwich conveyancing solicitors under an obligation to the Law Society to issue clear conveyancing costs?
Inbuilt into the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, constitute the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Sandwich or across England and Wales.