I am expecting a mortgage with Halifax. I intend to enlist the help of a Licensed Conveyancer in Sandy. Does the Halifax Solicitor panel include conveyancers regulated by the CLC?
The Halifax approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
The vendors of the home we are hoping to buy have instructed a conveyancing practitioner in Sandy who has insisted on a preliminary contract with a down payment of 5k. Is it wise to enter into such agreements?
This form of preliminary agreement is not the norm in Sandy, conveyancers will often encourage clients away from them as they detract from the main conveyancing focus and if you end up having your deposit forfeited then the lawyer is left exposed. Secondly, there is no certainty that just because the seller has signed a lock out agreement they will complete the sale with you. They may be in contravention of the agreement if they are offered a big enough incentive to do so because a wronged purchaser with the benefit of a lockout agreement will still be obliged show losses as a consequence of the breach and this may not amount to the financial benefit that your seller may secure by breaking the contract, however morally reprehensible it undoubtedly is.
It has been five months following my purchase conveyancing in Sandy took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Sandy is where the house is located. Is there any guidance you can impart?
Flying freeholds in Sandy are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Sandy you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sandy may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Is it best to go with a Sandy conveyancing lawyer who is local to the property I am hoping to buy? We have a good friend who can carry out the legal work but his firm is located approximately 350kilometers drive away.
The primary upside of using a local Sandy conveyancing practice is that you can pop in to execute documents, deliver your ID and pester them where appropriate. Having local Sandy know how is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and the majority were content that should outweigh using an unknown Sandy conveyancing solicitor solely due to them being round the corner.