Our Sandbach solicitor has discovered an inconsistency between the surveyor’s assumptions in the home valuation report and what is in the conveyancing documents. My lawyer informs me that he must check that the bank is OK with this discrepancy and is still content to lend. Is my solicitor’s stance right?
Your lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Forgive me if this question is silly but I am unexperienced as FTB of a ground floor flat in Sandbach. Do I pick up the keys to the house on the completion date from my conveyancer? If this is the case, I will use a local conveyancing solicitor in Sandbach?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the vendor’s conveyancers, and once they have received this, you will be invited to pick up the keys from the property Agents and start moving into the property. Usually this happens between 1 and 3pm.
Is it the case that all Sandbach conveyancing solicitors on the Yorkshire BS conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Yorkshire BS approved list of solicitors they would need to be overseen by the SRA. Some mortgage companies do permit licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.
My husband and I have organised a further advance on our home loan from Coventry BS as we wish to carry out renovations to our property in Sandbach. Are we obliged to choose a nearby Sandbach solicitor on the Coventry BS conveyancing panel to deal with the paperwork?
Coventry BS would not normally require firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS list.
How easy is it to swap firm as I have to choose a firm on the The Mortgage Works conveyancing panel. I had appointed a high street conveyancing solicitor in Sandbach five minutes from me but he is not accepted by The Mortgage Works
We will our best to assist in finding you a conveyancing solicitor in Sandbach on the The Mortgage Works panel. Please note that the conveyancers that we list do not pay us a referral fee if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Sandbach. In making use of search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Sandbach.
My husband and I are novice buyers - had an offer accepted, yet the agent told us that the seller will only proceed if we use the agent's chosen lawyers as they need a ‘quick sale’. We would rather use a family solicitor accustomed to conveyancing in Sandbach
We suspect that the seller is not behind this requirement. If they desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is likely to cause more damage than good. Try to communicate with the sellers directly and explain that (a)you are genuine purchasers (b)you are ready to go, with finances in place © you are unencumbered (d) you intend to proceed fast (e)however you intend to appoint your own,trusted Sandbach conveyancing firm - as opposed tothose that will earn the estate agent a kickback or achieve conveyancing thresholds demanded by senior management.
My father completed his conveyancing in Sandbach 9 years ago. He has been wed, widowed and is now remarried. He will be selling the property this June. I think he will simply be asked to supply copies of his marriage certificates to the conveyancing practitioner but he is anxious it will delay the sale of the flat. Is it worth updating the title documents for the property?
You are not required to bring up to date the register on the basis that you have the proof required to demonstrate how the change of name resulted.
The buyer’s conveyancer should examine the land registry information and require evidence to prove the change of name for instance marriage documentation.