My lawyer in Sandgate is not listed on the Skipton Building Society Solicitor Panel. Can I still retain my prefered solicitor notwithstanding that they are not on the Skipton Building Society approved list?
Your options are as follows:
- Complete the purchase with your existing Sandgate lawyers but Skipton Building Society will need to retain a conveyancer on their list of acceptable firms. This will result in additional overall legal fees as well as cause frustration.
- Get an alternative solicitor to to deal with the conveyancing, remembering to check they are on the Skipton Building Society panel
If you had a top tip for choosing a conveyancing solicitor in Sandgate what would it be?
We would encourage you not to base your choice on the lowest Sandgate conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Is it the case that all Sandgate solicitor practices on the Kent Reliance conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Kent Reliance approved list of solicitors they would need to be overseen by the SRA. Some lenders do permit licenced conveyancers on their panel and in that case the practice would be governed by the CLC.
At last I have had an offer on a flat in Sandgate agreed to, the vendors do nevertheless have a tied purchase. The owners have placed an offer on on an apartment, but it’s not yet tied up, and have viewings of other apartments in the pipeline. I have selected a nearby conveyancing solicitor in Sandgate. What should be my next step? At what point should I apply for the mortgage with HSBC?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then survey, Sandgate conveyancing search fees, etc). First, you should ensure that your property lawyer is on the HSBC conveyancing panel. As to the subsequent steps this very much depends on the specifics of your transaction, attraction to this property and on the state of the market. During a rising market many purchasers would apply for the mortgage with HSBC and arrange for the valuation and only if it comes back ok would they request their property lawyer to proceed with the conveyancing in Sandgate.
I'm buying a new build house in Sandgate with the aid of help to buy. The builders would not move on the price so I negotiated £7000 of additionals instead. The house builders rep told me not to tell my lawyer about the side-deal as it could put at risk my loan with the bank. Should I keep quiet?.
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.
I opted to have a survey carried out on a house in Sandgate in advance of appointing lawyers. I have been advised that there is a flying freehold aspect to the house. My surveyor has said that some mortgage companies may refuse to give a loan on a flying freehold property.
It depends who your proposed lender is. Bank of Scotland has different requirements from Birmingham Midshires. Should you wish to telephone us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Sandgate. Conveyancing may be slightly more expensive based on your lender's requirements.
I am 3 weeks into a residential purchase having been recommend to conveyancers by the high street agent to perform conveyancing in Sandgate. I am am starting to be frustrated with the level of service. Could you you assist me in finding new lawyers?
A lawyer would have to be very bad in order to consider diss instructing them. Has the mortgage been generated? In the event that it has you must make them aware of the new contact details and have the mortgage documents are issued to the new lawyers. The solicitor ideally should be on the lenders approved list to avoid supplemental charges and frustration. That should be your first question of the new conveyancers. The search tool will help you find a lender approved solicitor for your conveyancing in Sandgate