We are looking to buy a house and require a conveyancing solicitor in Sands End who is on the Co-operative solicitor panel. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Sands End.

Just bought a detached house in Sands End , What is the estimated time for the Land Registry to record my title? My Sands End conveyancing solicitor works at snail pace, so I want to be certain that my purchase is registered.

As far as conveyancing in Sands End registration is no faster or slower than anywhere else in the country. Rather than based on location, timeframes can adjust subject to the party submitting the application, whether there are errors and whether the Land registry communicate with any third parties. At present roughly three quarters of submission are completed within 12 days but some can be subject to extensive delays. Historically registration occurs after the purchaser is living at the property therefore 'speed' is not always top priority but where there is a degree of urgency associated with the registration then you or your solicitor could speak with the land registry and explain the circumstances.

I am purchasing my first flat in Sands End with the aid of help to buy. The builders refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep told me not disclose to my lawyer about this side-deal as it could impact my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I have been on the look out for a ground for flat up to £195,000 and identified one round the corner in Sands End I like with amenity areas and transport links in the vicinity, the downside is that it's only got 49 remaining years left on the lease. I can't really find anything else in Sands End for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you require a home loan that many years will be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.

Why am I unable to complete my conveyancing in Sands End on a public holiday?

This is due to the fact that on completion the sale price will be transferred electronically between the banks of the buyer and owner’s property lawyer and currently this can only occur on a working day. So you can't complete on a saturday or sunday either.