Me and my partner are purchasing a property in Sawston. It might be a silly question but how we can trust a solicitor? At some point we will need to send funds into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I have a mortgage with Co-operative for my property in Sawston. Conveyancing was finalised some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Co-operative?
You must advise Co-operative prior to renting your property as this is likely to be a breach of Co-operative’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 Co-operative directly. You need not do this via a Co-operative conveyancing panel firm.
After weeks of negotiation I have agreed a price on a house in Sawston. My mortgage broker pressured me to appoint their conveyancer. I paid an upfront payment of £175. A few days later, the solicitor contacted me sheepishly admitting that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I'm purchasing my first flat in Sawston benefiting from help to buy. The sellers refused to reduce the price so I negotiated 6k of extras instead. The sale representative advised me not to tell my solicitor about this deal as it may impact my loan with the lender. Is this normal?.
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've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Sawston is where the house is located. Is there any guidance you can impart?
Flying freeholds in Sawston are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sawston you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sawston may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My company is hoping to take over a lease of an office on a shopping parade. Can you recommend lawyers offering fixed costs for commercial conveyancing in Sawston for less than 1500k?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Sawston, including the sale and acquisition of businesses as well as simply premises. If you are hoping to buy or lease a shop, pub, restaurant, office, retail premises or a complete business we can find you the right firm. As for the costs this will depend on the structure and nuances of the proposed transaction. Let us have your contact information or email us so that we can supply you with a detailed commercial conveyancing quote.
My uncle has urged me to instruct his conveyancers in Sawston. Should I use them?
There are no two ways about it it’s preferable to find a conveyancing solicitor is to get guidance from friends or family who have previously instructed the firm that you are are thinking of instructing.
How does one remove a deceased person's name from the title deeds for a property in Sawston?
Where a Sawston property is co-owned and one of the owners passes away, their name will not immediately be removed from the title deeds. It is not necessary to amend the title as in the event of a sale your lawyer would just be asked to evidence as to the reason the other owner is not a party to the contract, normally this is in the form of a grant of probate.
With the aim of making the sale conveyancing more straight forward in the future you may apply to have the deceased name erased from the title by applying to HM Land Registry with evidence of the death. There is no land registry fee payable.