Why do I have to pay up front for conveyancing in Sandhurst?

If you are buying a property in Sandhurst your lawyer will ask you put them with monies to cover the search fees. Ordinarily this is called for to cover the fees of the conveyancing searches. When the down payment is as part of the total price then this will be asked for immediately prior to exchange of contracts. Any further balance that is needed should be transferred a few days ahead of the completion date.

I'm the only beneficiary of my late grandmother’s estate and I have everything in my name alone, including the my former home in Sandhurst. Conveyancing formalities meant that the Land Registry date was in December. I want to move. I understand that there is a CML six month 'rule', meaning my property ownership could be treated the same way as though I had purchased the property in December. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. How practical a view mortgage companies take of it, depend on the mortgage company as this obligation is chiefly there to identify the purchase and immediately sell or the flipping of properties.

Is it the case that all Sandhurst conveyancing solicitors on the Bank of Ireland conveyancing panel are regulated by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Bank of Ireland approved list of solicitors they would need to be governed by the SRA. Some mortgage companies do allow licenced conveyancers on their panel and in that case the firms would be overseen by the Council of Licensed Conveyancers.

It is not clear whether my bank requires a lease extension. I have called my Sandhurst bank branch on numerous occasions and was told they are content with the situation and they would lend. My Sandhurst conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend based on their specific requirements. Who do I believe?

Provided that the property lawyer is on the bank panel, they must adhere to the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I have recentlybeen informed that Action Conveyancing have been shut down. They conducted my conveyancing in Sandhurst for a purchase of a leasehold flat 9 months ago. How can I check that the property is registered correctly in the name of the former proprietor?

The easiest method to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Sandhurst conveyancing specialists.

I need to instruct a conveyancing solicitor for freehold conveyancing in Sandhurst. I happened to chance upon a web site which appears to be the ideal solution If there is a chance to get all this stuff completed via email that would be ideal. Should I be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I'm selling a apartment in Sandhurst. I can find my conveyancer's company on the Law Society's list, but I can't locate my conveyancer's name as listed on the regulator's website. Is this a big problem?

Not all staff in the law firm must be listed by the regulator. Provided there is a manager qualified to 'oversee' the work, the actual day-to-day activity can be undertaken by unlicensed staff.