Can I use your services to find a Conveyancing solicitor in Sandy even where I’m not purchasing or selling a house, for instance if I want to buy an office in Sandy with a loan from Lloyds TSB Bank?

The service is primarily there to help choose residential conveyancing solicitors in Sandy but we have set out at the bottom of this page a selection of Sandy commercial conveyancing firms. You should speak with the company directly to check if they are also authorised to represent Lloyds TSB Bank

I am assisting my mother sell her flat in Sandy. Will the conveyancer commission the energy performance certificate or should I organise this?

After the demise of Home Information Packs, energy performance certificates was kept a required component of selling a property. An EPC must be to hand before the property is put on the market. It is not a task that conveyancers ordinarily organise. If you are using a Sandy conveyancing solicitor they may help arrange EPC’s given their relationships with reputable local assessors

Last month we had a mortgage agreed in principle with Bank of Ireland. Sandy conveyancing solicitors are chosen. What is the average time that one could expect to receive a mortgage offer from Bank of Ireland?

Some lenders take longer than others. Have Bank of Ireland done the valuation? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I have decided to exercise my right to buy my property in Sandy off the council. I have a mortgage offer with Yorkshire BS. 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 Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.

Do I need to be suspicious by third parties that I am dealing with are recommending a factory type conveyancing firm as opposed to a High Street Sandy conveyancing firm?

As with lots of professional services, often input from family and friends can be extremely useful or valuable. But there are lots of people with a vested interest in a conveyancing transaction; estate agents, mortgage brokers and banks may put forward solicitors to use. On occasion the conveyancers might be known to one of the organisations as experts in their field, but occasionally there is an underlying commercial relationship behind the recommendation. You are at liberty to choose your own conveyancer. You need to be aware that most banks specify a panel list of law firms you must use for the lender related work in your conveyancing.

I have been sourcing a conveyancing practitioner in Sandy for my house move. Can I check a firm’s complaints history with the profession’s regulator?

One can see presented Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find records Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training purposes.

Can you provide any advice for leasehold conveyancing in Sandy with the aim of speeding up the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Sandy can be avoided if you instruct lawyers as soon as your agents start advertising the property and request that they start to put together the leasehold information needed by the purchasers’ lawyers.
If you have had conflict with your freeholder or managing agents it is essential that these are resolved prior to the flat being marketed. The buyers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as historic as opposed to ongoing. Some Sandy leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers. You believe that you know the number of years left on your lease but you should double-check by asking your conveyancers. A purchaser's lawyer will be unlikely to recommend their client to where the lease term is less than 80 years. In the circumstances it is important at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. If you have carried out any alterations to the residence would they have required Landlord’s consent? In particular have you laid down wooden flooring? Sandy leases often stipulate that internal structural changes or addition of wooden flooring calls for a licence issued by the Landlord acquiescing to such works. Should you fail to have the consents in place do not contact the landlord without checking with your conveyancer before hand.

Leasehold Conveyancing in Sandy - Examples of Questions you should ask Prior to buying

Are any of leasehold owners in dispute over their service charge liability? How long is the Lease? Is there a share of the freehold?