I am considering applying for a Principality mortgage for purchase of a new build (under development) in Cheam with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Principality ?
There is nothing to stop you using your solicitor, but Principality will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
I am assisting my mother sell her house in Cheam. Does the conveyancer order an energy assessment or it is for the owner to coordinate?
After the demise of HIPs, energy assessments was retained a required element of selling a house. An EPC needs to be commissioned prior to the property being advertised. It is not a task that solicitors normally arrange. If you are using a Cheam conveyancing solicitor they may be able to arrange energy performance certificates given their contacts with long established local accredited person
My wife and I purchasing a detached bungalow in Cheam. Our aim is to an extension at the rear at the house.Will legal due diligence on the property include enquiries to determine if these works are allowed?
Your conveyancer should check the registered title as conveyancing in Cheam will sometimes identify restrictions in the title deeds which prohibit categories of changes or require the permission of a 3rd party. Certain additions call for local authority planning consent and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
We are getting the release of further monies on our home loan from TSB as we intend to carry out a loft conversion to our home in Cheam. Do we need to select a high street Cheam solicitor on the TSB conveyancing panel to deal with the paperwork?
TSB do not ordinarily appoint firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB list.
Have completed on a a semi-detached house in Cheam , What is the estimated time for the Land Registry to register my title? My Cheam conveyancing solicitor works at snail pace, so I want to check the post completion formalities are concluded.
As far as conveyancing in Cheam is concerned, registration is no quicker or slower than anywhere else in the country. Rather than based on location, timeframes can vary depending on the party submitting the application, whether there are errors and whether the Land registry communicate with any interested persons or bodies. At present roughly three quarters of submission are fully dealt with within two weeks but occasionally there can be longer delays. Historically registration takes place after the buyer is living at the premises therefore an expedited registration is not typically an essential issue but where there is a degree of urgency associated with the registration then you or your solicitor can speak with the land registry and explain the circumstances.
I have been on the look out for a flat up to £305k and found one round the corner in Cheam I like with amenity areas and station nearby, however it only has 52 years unexpired on the lease. I can't really find anything else in Cheam suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
If you need a mortgage the remaining unexpired lease term may be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of twenty four months you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.
What does commercial conveyancing in Cheam cover?
Non domestic conveyancing in Cheam incorporates a wide array of advice, supplied by regulated solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
Should I stop the direct debit for my mortgage with Bank of Ireland as soon as a completion date for my home sale in Cheam has been agreed?
No, you must maintain meeting any mortgage sums to Bank of Ireland pending the mortgage being paid off out of the proceeds of sale as part of your Cheam conveyancing.