Can I use your services to find a Conveyancing solicitor in Sandbanks even where I’m not buying or selling a house, for instance where I wish to buy a shop in Sandbanks with a mortgage from Coventry Building Society?

The service is primarily there to locate residential conveyancing solicitors in Sandbanks but we have recorded at the end of this page some Sandbanks commercial conveyancing firms. You should enquire with the firm directly to check if they can also act for Coventry Building Society

We are buying a 4 bedroom semi-detached house in Sandbanks. We would like to an extension at the rear at the property.Will legal due diligence on the property involve enquiries to ascertain if these works are prohibited?

Your conveyancer will check the deeds as conveyancing in Sandbanks will sometimes reveal restrictions in the title documents which restrict certain alterations or need the permission of another owner. Certain extensions need local authority planning permissions and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.

We have agreed to purchase a house in Sandbanks. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender TSB be concerned?

As you are obtaining a mortgage with TSB your lawyer must comply with the conveyancing requirements outlined in Part two of UK Finance Lenders’ Handbook for TSB. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and lawyers are required to report to TSB where a lease fails to satisfy these specifications. The requirements relate to the installation of panels on properties countrywide and is not isolated to Sandbanks.

I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Sandbanks building society branch on various occasions and was told they are content with the situation and they will lend. My Sandbanks conveyancing solicitor - who is on the bank conveyancing panel- called to say that they will not lend in accordance with their published requirements. Who do I believe?

Your solicitor has to comply with the Council of Mortgage Lenders’ Handbook section two conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I'm buying a new build house in Sandbanks with a loan from Santander. The sellers would not budge the amount so I negotiated five thousand pounds worth of extras instead. The estate agent suggested that I not disclose to my lawyer about the deal as it may adversely affect my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Am I better off to use a Sandbanks conveyancing solicitor based in the location that I am buying? We have a good friend who can execute the legal formalities however they are based a couple of hundredkilometers drive away.

The benefit of a local Sandbanks conveyancing firm is that you can visit the firm to execute paperwork, deliver your identification documents and apply pressure on them if necessary. Having local Sandbanks know how is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and the majority were content that should surpass using an unknown Sandbanks conveyancing lawyer just because they are round the corner.

At last I have had an offer on an flat in Sandbanks agreed to, but there is a chain. The vendors have offered on a flat, however it’s not been accepted yet, and are looking at other apartments booked. I have chosen a local conveyancing solicitor in Sandbanks. What do I do now? When do I get the mortgage application with Yorkshire BS started with Yorkshire BS?

It is standard to have concerns where there is an associated chain given your reluctance to be too out of pocket prematurely (home loan application is in the region of £1k, then valuation, Sandbanks conveyancing search costs, etc). First, you must check that your conveyancing practitioner is on the Yorkshire BS conveyancing panel. Regarding the subsequent steps this very much dictated by the uniqueness of your case, desire for the property and on the state of the market. During a buoyant market some buyers will apply for the mortgage with Yorkshire BS and arrange for the survey and only if it comes back ok would they pay their lawyer to move forward with searches.