Do conveyancers ask for an advanced payment for conveyancing in Sandbanks?
If you are buying a property in Sandbanks your lawyer will ask you to provide them with monies to cover the search fees. Normally this is called for to cover the fees of the conveyancing searches. When the deposit is payable against the sale price then this will be required shortly before exchange of contracts. The closing balance that is due will be payable a couple of days ahead of the completion date.
My Conveyancer in Sandbanks is not on the Platform Home Loans Ltd Solicitor Panel. Is it possible for me to retain my prefered solicitor even though they are not on the Platform Home Loans Ltd panel?
The limited options open to you here include:
- Complete the purchase with your existing Sandbanks solicitors but Platform Home Loans Ltd will need to instruct a conveyancer on their list of acceptable firms. This will result in additional total legal charges and result in frustration.
- Get a new lawyer to to deal with the conveyancing, remembering to check they are Persuade your solicitor to do everything within their powers to join the Platform Home Loans Ltd conveyancing panel
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Sandbanks lawyer on the Leeds Building Society panel to discharge the mortgage at the Land Registry. Am I right?
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
It is unclear whether my lender requires a lease extension. I have called my Sandbanks bank branch on various occasions and was told it does not impact the mortgage offer and they will lend. My Sandbanks conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend in accordance with their specific requirements. I have no idea who is right.
Provided that the property lawyer is on the mortgage company approved list, they must comply with the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank 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 recently had an offer agreed on an apartment in Sandbanks. My financial adviser suggested a solicitor. I paid an upfront payment of £150. A couple of days later, the lawyer contacted me to say that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My wife and I purchased a terraced Edwardian property in Sandbanks. Conveyancing solicitor represented me and Nationwide Building Society. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Sandbanks and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with your conveyancing lawyer who carried out the work.
How does conveyancing in Sandbanks differ for newly converted properties?
Most buyers of new build residence in Sandbanks come to us having been asked by the builder to sign contracts and commit to the purchase even before the house is finished. This is because house builders in Sandbanks usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Sandbanks or who has acted in the same development.