Much to our surprise we have been notified by our mortgage adviser that my Ashtead the law firm I have appointed is not on the bank Solicitor panel. What can I do to be sure whether this is correct?
The sensible course of action for you to take is to call your Ashtead lawyer directly. It is reasonable to expect your lawyer to inform you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
In the event thatI were to buy a freehold housein Ashtead for cash and have no survey and no local authority searches how much should I expect to to save on my conveyancing in Ashtead?
The sole reduction in fees you would make on is the disbursement for searches. Your conveyancing practitioner is obliged to do the vast majority of work - money laundering, communicating with the sellers property lawyer, SDLT submission, register the ownership etc. A marginal saving might be made by not needing to register a charge but it won't be meaningful.
My grandfather passed away 10 months ago and as sole heir and executor I was left the property in Ashtead. The house had a relatively small loan left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to TSB, pay off the mortgage. Is this possible?
If you intend to refinance then TSB will require that you use a conveyancer on the TSB conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your TSB conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the TSB mortgage is registered as a charge at the Land Registry.
I am purchasing a victorian detached house in Ashtead. Our aim is to an extension at the rear at the house.Will legal conveyancing on the property involve checks to ascertain if these alterations are prohibited?
Your solicitor will review the deeds as conveyancing in Ashtead will sometimes reveal restrictions in the title documents which restrict categories of changes or necessitated the permission of a 3rd party. Many works need local authority planning consent and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
How can we know in advance if a Ashtead conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Ashtead seeking recommendations is a sensible starting point. 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 advise that you speak with the lawyer carrying out your conveyancing.
The mortgage over my property is with Virgin Money for my property in Ashtead. Conveyancing has been completed some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Virgin Money?
You must advise Virgin Money prior to renting your property as this is likely to be a breach of Virgin Money’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. It should not be necessary to do this via a Virgin Money conveyancing panel firm.
Will commercial conveyancing searches disclose proposed roadworks that could affect a commercial property in Ashtead?
Its becoming the norm that commercial conveyancing solicitors in Ashtead will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Ashtead. The report provides definitive data 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 Ashtead.
For each commercial conveyancing transaction in Ashtead it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Ashtead commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Ashtead.
How does conveyancing in Ashtead differ for new build properties?
Most buyers of new build or newly converted property in Ashtead come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is built. This is because new home sellers in Ashtead tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Ashtead or who has acted in the same development.