I am purchasing a property mortgage free in Sutton. I have lived for the last dozen years in Sutton. Conveyancing searches are a lot of money. As I have knowledge of the area and road intimately must I have all the conveyancing searches?
If you not getting a home loan, then all but one or two of the Sutton conveyancing searches are at your discretion. Your conveyancer will try and steer you, perhaps strongly, that you should have searches completed, but he has a professional duty to do this. Do take into account; if you are going to dispose of the house at a future date, it will likely be be of interest to your prospective buyer what the searches disclose. On occasion properties with apparent issues can still reveal detrimental search results. A competent conveyancing solicitor in Sutton should provide you some helpful advice here.
I own a renovated Georgian house in Sutton. Conveyancing solicitor acted for me and Lloyds TSB Bank. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold under the matching property. I thought I was buying a freehold how can I check?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Sutton and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with your conveyancing lawyer who conducted the work.
I'm purchasing a new build house in Sutton benefiting from help to buy. The sellers refused to move on the price so I negotiated 6k of extras instead. The property agent told me not inform my conveyancer about this side-deal as it would put at risk my mortgage with Lloyds TSB Bank. 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.
In my capacity as executor for the estate of my uncle I am disposing of a residence in Swansea but live in Sutton. My lawyer (based 250 kilometers from mehas requested that I sign a statutory declaration before completion. Can you recommend a conveyancing practitioner in Sutton who can attest this legal document for me?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are based in Sutton
I am hoping to put an offer on a small detached house that seems to be perfect, at a reasonable price which is making it all the more appealing. I have just been informed that it's a leasehold as opposed to freehold. I am assuming that there are issues purchasing a house with a leasehold title in Sutton. Conveyancing lawyers have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in Sutton ?
The majority of houses in Sutton are freehold rather than leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can assist with the conveyancing process. It is clear that you are buying in Sutton so you should seriously consider shopping around for a Sutton conveyancing solicitor and check that they are used to advising on leasehold houses. First you will need to check the number of years remaining. Being a lessee you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example obtaining the freeholder’spermission to conduct alterations. You may also be required to pay a contribution towards the upkeep of the communal areas where the property is part of an estate. Your solicitor will appraise you on the various issues.
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Sutton conveyancing firm to help?
if there is a absentee landlord or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to decide the amount due.
An example of a Freehold Enfranchisement case for a Sutton property is Buchanan Court 39 Vernon Road in April 2010. the Tribunal assessed that the premium payable for the freehold of the block should be £44,000. This case affected 2 flats. The unexpired term was 66.67 years.
Our sealed bid on semi in Sutton has been agreed to, the owner does however have a connected purchase. The sellers have offered on on an apartment, however it’s not been accepted yet, and has viewings of other properties in the pipeline. I have chosen a local conveyancing solicitor in Sutton. What should be my next step? When should I get the mortgage application with Yorkshire BS going with Yorkshire BS?
It is usual to have concerns where there is a chain given your reluctance to be too out of pocket prematurely (home loan application is approx one thousand pounds, then valuation, Sutton conveyancing search fees, etc). The first course of action is to check that your conveyancing practitioner is on the Yorkshire BS approved list. Regarding the next steps this very much dictated by the uniqueness of your transaction, desire for the property and on the state of the market. During a hot market some purchasers would apply for a home loan with Yorkshire BS and arrange for the survey and only if it comes back ok would they request their solicitor to press on with searches.