My husband and I have arranged a further advance on our home loan from Principality as we wish to carry out a loft conversion to our home in Sandbach. Are we obliged to choose a bricks and mortar Sandbach solicitor on the Principality conveyancing panel to handle the legals?
Principality would not normally appoint firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality conveyancing panel.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Sandbach solicitor on the Leeds Building Society panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Leeds Building Society 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 Leeds Building Society mortgage from the register. Leeds Building Society, 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 Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
I am currently in the process of buying my council flat in Sandbach. I have a mortgage agreed with Coventry BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
I have been told that property searches are the number one cause of delay in Sandbach house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) released findings of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays in the conveyancing process. Local searches are not likely to feature in any delay in conveyancing in Sandbach.
I opted to have a survey completed on a property in Sandbach before appointing lawyers. I have been told that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies tend refuse to give a loan on such a house.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. If you e-mail us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Sandbach. Conveyancing will be smoother if you use a solicitor in Sandbach especially if they are acquainted with such properties in Sandbach.
My company is planning to take an assignment of a lease of a shop on a shopping parade. Can you recommend solicitors offering competitive charges for non-domestic conveyancing in Sandbach for below 2k?
We can recommend firms who have specialist knowledge of commercial conveyancing in Sandbach, including the sale and acquisition of businesses as well as simply premises. If you are looking to purchase or dispose of a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right firm. Regarding the costs this will depend on the structure and heads of terms of the deal. Let us have your details or telephone so as to enable us to furnish you with comprehensive commercial conveyancing quote.
Am I best advised to choose a Sandbach conveyancing solicitor in close proximity to the house I am hoping to buy? An old friend can execute the legal formalities however her office is 200kilometers drive away.
The benefit of a high street Sandbach conveyancing practice is that you can drop in to execute documents, present your ID and pester them where appropriate. Having local Sandbach know how is a benefit. However it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and on the whole were impressed that should surpass using an unknown Sandbach conveyancing solicitor just because they are round the corner.