Do conveyancers ask for an advanced payment for conveyancing in Sunbury On Thames?
If you are buying a property in Sunbury On Thames your solicitor will request that you put them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. If any deposit is payable against the purchase price then this should be asked for shortly in advance of exchange of contracts. The final balance that is due will be payable a few days ahead of the completion date.
I am purchasing a detached bungalow in Sunbury On Thames. Our aim is to an extension at the rear at the property.Will the conveyancing process involve investigations to determine if these alterations are prohibited?
Your conveyancer should check the deeds as conveyancing in Sunbury On Thames will sometimes reveal restrictions in the title documents which prohibit certain alterations or need the permission of another owner. Many extensions need local authority planning consent and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
I currently have a mortgage with UBS for my property in Sunbury On Thames. Conveyancing has been completed months 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 BTL mortgage or inform UBS?
UBS must be informed of your intention prior to letting out your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will permit you to let 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 UBS directly. You need not do this via a UBS conveyancing panel lawyer.
The formalities of my purchase has taken place for my property in Sunbury On Thames. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
We are close to exchanging contracts on the sale of our property in Sunbury On Thames and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A local conveyancer would know that there is no such problem. It does beg the question why the purchasers are using a web based conveyancing practice as opposed to a conveyancing solicitor in Sunbury On Thames. We have lived in Sunbury On Thames for three years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
How does conveyancing in Sunbury On Thames differ for newly converted properties?
Most buyers of new build property in Sunbury On Thames come to us having been asked by the seller to sign contracts and commit to the purchase even before the house is constructed. This is because builders in Sunbury On Thames usually buy the site, 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 conveyancers 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 accustomed to new build conveyancing in Sunbury On Thames or who has acted in the same development.
I opted to have a survey done on a property in Sunbury On Thames before retaining solicitors. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some banks may not issue a mortgage on a flying freehold property.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. If you e-mail us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Sunbury On Thames. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Sunbury On Thames to see if the conveyancing costs will increase in light of this.
I have been recommended by a few selling agents in Sunbury On Thames to locate a solicitor on your site. What’s the financial inducement for Estate Agents to promote your lawyers rather than another?
We refuse to give any commission for directing people our way. We thought it would be too underhand a fee because home movers will think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.