My partner and I are planning to purchase a home in Sandgate and are in fact using a Sandgate conveyancing firm. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Santander have this morning contacted us to advise us that there is now an issue as our Sandgate solicitor is not on their conveyancing panel. Is this a problem?
If you are buying a property needing a mortgage it is standard for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Sandgate lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
Do the conveyancing solicitors listed on your site execute auction conveyancing in Sandgate?
There are a number of niche lawyers we can connect you with those who can conduct auction conveyancing. Sandgate is one of our areas of in which our lawyers cover.
How can we tell if a Sandgate conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Sandgate seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor handling your transaction.
I have decided to exercise my right to buy my property in Sandgate off the council. I have a mortgage offer with Santander. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
I am selling my flat. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Clydesdale are being a right pain. The Sandgate solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.
Do commercial conveyancing searches disclose proposed roadworks that could affect a commercial site in Sandgate?
Many commercial conveyancing solicitors in Sandgate will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Sandgate. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Sandgate.
For every commercial conveyancing transaction in Sandgate it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Sandgate commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Sandgate.
Due to the encouragement of my in-laws I had a survey completed on a property in Sandgate prior to instructing conveyancers. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some lenders may not issue a loan on a flying freehold home.
It varies from the lender to lender. Lloyds has different instructions from Halifax. If you e-mail us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Sandgate. Conveyancing will be smoother if you use a solicitor in Sandgate especially if they are acquainted with such properties in Sandgate.