I'm in the process of swapping over from my current homeowner mortgage to a Buy to Let Nationwide Building Society mortgage. The bank has said that I require a lawyer for this. I spoke to my previous Sandbanks conveyancing solicitor who who did the conveyancing when I initially bought the premises. The fee calculation they've given of £500 is surprising as I am not require purchase conveyancing - it’s simply a bog-standard refinance.
The estimate does seem a little steep. If you are willing to expend time contrasting prices you may be able to get the conveyancing a bit cheaper by perhaps £125. On the other hand, assuming were happy with the service the firm offered you maycome to regret choosing an an unknown lawyer. Remember to enquire the conveyancer can also act for Nationwide Building Society. Do utilise our search tool to locate a Sandbanks conveyancing firm on the Nationwide Building Society member panel, which can often include conveyancing solicitors in Sandbanks.
I purchased a freehold residence in Sandbanks yet charged rent, why is this and what is this?
It’s unusual for properties in Sandbanks and has limited impact for conveyancing in Sandbanks but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.
We just had an offer accepted to buy with Earl Shilton BS. I visited a couple of local companies yet am unable to find a Sandbanks conveyancing firm on the Earl Shilton BS approved list. Please you help?
Feel free to make use of the find a lender approved solicitor tool on this site. Pick the mortgage company and type Sandbanks or your location and you will be presented with a number of lawyer based in Sandbanks or by proximity to you.
Can you help - my lawyer advises that lack of right of way insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Sandbanks?
The appropriate level of lack of right of way indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and Norwich and Peterborough Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Sandbanks solicitor on the Yorkshire BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
My sealed bid on a house in Sandbanks has been agreed to, but there is a chain. The sellers have put an offer on on an apartment, but it’s not yet agreed to, and have viewings of other flats in the pipeline. I have selected a local conveyancing solicitor in Sandbanks. What do I do now? When do I get the mortgage application with Clydesdale started?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of one thousand pounds, then survey, Sandbanks conveyancing search costs, etc). First, you must check that your property lawyer is on the Clydesdale approved list. Regarding the subsequent phase this very much dictated by the circumstances of your case, desire for this property and on the state of the market. During a buoyant market many home buyers will apply for the mortgage with Clydesdale and arrange for the valuation and only if it comes back ok would they request their lawyer to proceed with the conveyancing in Sandbanks.
I acquired my flat on 4 July and the transaction details are still not registered. Need I be worried? My conveyancing solicitor in Sandbanks advises it should be formalised in a couple of weeks. Are titles in Sandbanks uniquely lengthy to register?
There is nothing unique about conveyancing in Sandbanks registration formalities. Rather than based on location, timescales can adjust depending on who lodges the application, whether it is in order and if the Land registry need to notify any third parties. As of today roughly three quarters of submission are fully dealt with within two weeks but occasionally there can be extensive hold-ups. Historically registration is effected after the purchaser has moved in to the property so 'speed' is not usually an essential issue yet where it is urgent that the the registration takes place urgently then you or your conveyancer can speak with the land registry and explain the circumstances.