My IFA says he needs my Sandy solicitor’s panel member for the Nationwide conveyancing panel. Can you suggest how I find this out. I have contacted my local Sandy office but they have not responded to me.
The sensible thing to do is ask for this information from your Sandy lawyer . Most Sandy law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
I am thinking of refinancing my property in Sandy, does my lawyer need to be on the UBS Conveyancing panel?
There is nothing to stop you using your solicitor, but UBS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
My husband and I are in the process of looking at houses in Sandy and I am now considering a potential offer. Is it wise to have a lawyer on ‘stand by’? I intend to finance via a home loan with Nationwide.
You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. As you are obtaining a mortgage with Nationwide, ask your prospective lawyers if they are on the Nationwide conveyancing panel otherwise they can't do the mortgage legal work.
I am selling my apartment. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Santander are being difficult. The Sandy solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Sandy solicitor - who is on the Lloyds conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Sandy surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Are there restrictive covenants that are commonly picked up during conveyancing in Sandy?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Sandy. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
My brother-in-law has suggested I instruct a conveyancing solicitor in Sandy. I need to find out if they are listed on the lender's approved list of lawyers. Can you assist?
It’s a good idea contact the lawyer and ask them if they are on the bank's panel. If that does not help call us and we can investigate and revert. Should the firm not be on the lender panel we we can help find a quality conveyancing solicitor in Sandy on the panel for your lender.