Much to our surprise we have been advised by our IFA that my Sawston solicitor is not on the mortgage company Solicitor panel. What can I do to check?
Your first step should be to call your Sawston conveyancer. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
I am considering applying for a RBS mortgage for purchase of a newly converted (under development) in Sawston with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for RBS ?
In theory, you could use a solicitor that is not on the RBS conveyancing panel, but RBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
My uncle informed me that in buying a property in Sawston there may be various restrictions as to what one can do in terms of external alterations to a property. Is this right?
There are a number of properties in Sawston which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Sawston should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
How can we know in advance if a Sawston conveyancing solicitor on the Skipton panel is any good?
When it comes to conveyancing in Sawston 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 which is cheap as chips. We would always suggest that you speak with the lawyer carrying out your conveyancing.
I am expecting a AIP from Yorkshire BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Sawston solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Sawston solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
I have been on the look out for a flat up to £195,000 and identified one near me in Sawston I like with open areas and transport links in the vicinity, however it only has 51 remaining years left on the lease. There is not much else in Sawston in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
If you require a mortgage the shortness of the lease will be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.
My uncle has suggested that I instruct his conveyancers in Sawston. Should I choose my own property lawyer?
No doubt it’s preferable to choose a conveyancing solicitor is to have recommendations from friends or relatives who have used the firm you're contemplating using.
I am on look out for some leasehold conveyancing in Sawston. Before diving in I would like to find out the remaining lease term.
If the lease is recorded at the land registry - and almost all are in Sawston - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I own a 1 bedroom flat in Sawston, conveyancing having been completed 8 years ago. How much will my lease extension cost? Similar flats in Sawston with an extended lease are worth £190,000. The ground rent is £65 yearly. The lease comes to an end on 21st October 2085
You have 61 years left to run we estimate the premium for your lease extension to span between £18,100 and £20,800 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.