Finally, a loan offer from HSBC for the refinancing of my 3 room garden flat is coming by the end of next week. Could you suggest a low cost conveyancing solicitor in Sandwich?

You are on the wrong site if you are in need of the lowest fares for conveyancing solicitors in Sandwich. We can offer you excellent value conveyancing but we do not advertise as being the cheapest. Avoid the trap of appointing organisations enticing you with ninety nine pound conveyancing in Sandwich. In your best case scenario, in being led by cheap conveyancing, you will get your money’s worth and at worst it will result in you with a surprising uplift in additional fees and still not get the service required.

What does my ID and proof of funds have anything to do with my conveyancing in Sandwich? Why is this being asked of me?

Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with prior to agreeing to accepting their conveyancing business. The Terms of Engagement that you are required to sign will no doubt confirm this. Your lender will also require certain documents to be checked. Should you are unwilling to hand over ID verification documents, your solicitor would not be able to accept instructions from you.

I have been told that property searches are the primary cause of delay in Sandwich house deals. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays during the legal transfer of property. Searches are unlikely to feature in any holding up conveyancing in Sandwich.

I would like to let out my leasehold flat in Sandwich. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

Notwithstanding that your previous Sandwich conveyancing solicitor is not available you can review your lease to check if you are permitted to let out the premises. The accepted inference is that if the lease is silent, subletting is permitted. There may be a precondition that you must obtain consent via your landlord or other appropriate person before subletting. This means you not allowed to sublet without prior consent. Such consent is not allowed to be unreasonably turned down. If the lease prohibits you from letting out the property you will need to ask your landlord for their consent.

Sandwich Conveyancing for Leasehold Flats - Examples of Queries before Purchasing

How much is the service charge and ground rent on the property? It would be a good idea to discover if the the lease includes any adverse restrictions in the lease. By way of example it is very common in Sandwich leases that pets are not allowed in certain buildings in Sandwich. If you love the propertyin Sandwich yet your cat is not allowed to live with you then you have a very hard determination. Plenty Sandwich leasehold properties will incur a service bill for maintenance of the building invoiced on behalf of the freeholder. Should you purchase the flat you will have to meet this charge, usually in instalments during the year. This could vary from a few hundred pounds to thousands of pounds for buildings with lifts and large communal areas. There will also be a rentcharge for you to pay yearly, this is usually not a exorbitant amount, say approximately £50-£100 but you need to enquire it because on occasion it could be prohibitively expensive.

My father-in-law mentioned that before selecting a conveyancing firm they must be approved by your bank. This is my first home move but I have an AIP via Birmingham Midhshires and I already have a local conveyancing solicitor in Sandwich in place. Will Santander insist on an approved conveyancer to be used? If so, where can I find that list so I can choose a conveyancing lawyer in Sandwich?

You need to use a solicitor that is on the Santander panel. Just ring your preferred Sandwich conveyancing lawyer and ask if they are on the Santander panel. If they are not on the panel you have a couple of choices available to you here:

• Carry on with your chosen Sandwich conveyancer but Santander will no doubt instruct a solicitor from their conveyancing panel. This will result in additional cost and probable frustration.
• Get a new conveyancing practitioner to act in the purchase, not forgetting to check that they are on the Santander conveyancing panel.
• Appeal to your solicitor to attempt to join the mortgage company panel.