I am getting a mortgage offer from Santander. My intention is to enlist the help of a Licensed Conveyancer in Sandy. Does the Santander Solicitor panel include Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Various online forums that I have visited warn that are a common reason for hinderance in Sandy conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances during the legal transfer of property. Local searches are unlikely to feature in any slowing down conveyancing in Sandy.
I have recentlybeen informed that Wolstenholmes have been shut down. They carried out my conveyancing in Sandy for a purchase of a leasehold apartment 18 months ago. How can I be sure that the property is in my name in the name of the previous owner?
The quickest method to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Sandy conveyancing specialists.
My husband and I are novice buyers - agreed a price, but the estate agent told us that the seller will only issue a contract if we instruct their recommended conveyancers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a family solicitor used to conveyancing in Sandy
We suspect that the seller is not behind this request. Should the seller want ‘a quick sale', alienating a genuine purchaser is going to damage their objectives. Contact the sellers directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you do not need to sell (d) you intend to proceed fast (e)but you are going to use your own,trusted Sandy conveyancing solicitors - not the ones that will give their negotiator at the agency a introducer fee or achieve conveyancing figures set by corporate headquarters.
I work for a reputable estate agency in Sandy where we have witnessed a few flat sales derailed as a result of short leases. I have been given inconsistent advice from local Sandy conveyancing firms. Can you clarify whether the vendor of a flat can start the lease extension process for the purchaser on completion of the sale?
As long as 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 to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.
An alternative approach is to agree the lease extension with the freeholder 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.
I bought a ground floor flat in Sandy, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Sandy with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease runs out on 21st October 2090
With only 69 years remaining on your lease we estimate the price of your lease extension to span between £9,500 and £11,000 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.
My folks are unable to locate their Sandy land registry title on the website. They have a vague recollection back in the 60’s when they purchased the bungalow there were complications concerning the post code not being recognised in some systems.
Almost all premises in Sandy should show up. Have you limited your search with just the postcode. Usually it should identify all the houses and flats inside the postcode. Assuming the property is registered it will show up with a title number. Where they bought sixty years ago it's conceivable it may be unregistered. The property might still be revealed but with the title number identified as 'na'. In this scenario you will need to locate the original title papers which may be with your parent’s bank.