I am acquiring a property without a mortgage in Sutton. I have been residing for the previous twelve years in Sutton. Conveyancing searches are expensive. Given that I have knowledge of the area and road very well must I have all the conveyancing searches?
Provided that you do not need a mortgage, then almost all of the Sutton conveyancing searches are at your discretion. Your solicitor will ’encourage you, perhaps strongly, that you should have searches done, but she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it will be of relevance to your prospective purchaser what the searches disclose. On occasion houses with apparent issues can still throw up unpredicted search results. A competent conveyancing solicitor in Sutton will be able to give you some constructive guidance here.
Forgive me if this question is silly but I am unseasoned as a first time buyer of a two bedroom flat in Sutton. Do I receive the keys to the house on completion from my conveyancer? If so, I will find a High Street conveyancing solicitor in Sutton?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the owner’s solicitors, and shortly after the monies have arrived, you will be invited to collect the keys from the selling Agents and move into your new home. Usually this occurs early afternoon.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Sutton conveyancing practitioner on the Coventry BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
My offer on a semi in Sutton has been accepted, the owners do however have a tied purchase. The owners have placed an offer on on an apartment, however it’s not yet agreed to, and have viewings of other properties booked. I have chosen a nearby conveyancing solicitor in Sutton. What do I do now? When should I get the mortgage application with Nationwide going?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then valuation, Sutton conveyancing search fees, etc). The first course of action is to check that your conveyancer is on the Nationwide conveyancing panel. As to the next phase this very much depends on the circumstances of your case, desire for the property and on the state of the market. In a rising market the majority of home buyers will apply for the mortgage with Nationwide and pay for the valuation and only if it comes back ok would they pay their property lawyer to press on with the conveyancing in Sutton.
I am purchasing a house and the solicitor has raised the issue of Chancel Repair to which the property may be liable as it falls into the area of such a church. She has recommended insurance. Is this really warranted for conveyancing in Sutton
Unless a prior purchase of the house completed post 12 October 2013 you can assume that lawyers handling conveyancing in Sutton to remain encouraging a chancel search and or chancel repair liability policy.
I am buying a new build flat in Sutton. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Sutton
If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
Over the last few months I have been searching for a leasehold apartment up to £305k and found one round the corner in Sutton I like with open areas and railway links nearby, however it only has 49 years on the lease. There is not much else in Sutton for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you require a home loan the shortness of the lease may be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you could ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
My father has recommend that I appoint his lawyers for conveyancing in Sutton. Do I follow his recommendation?
There are no two ways about it the best way to find a conveyancing practitioner is to get recommendations from friends or relatives who have used the conveyancer you're are thinking of instructing.