After looking at consumer advice sites for an online solicitor in Sutton, most comment that I must instruct a CQS kitemarked lawyer. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home ownership transfers, trusted by some of the UK's leading mortgage companies. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. The scheme does not cover licenced conveyancers. Sutton is one of the numerous areas in England and Wales where there are CQS lawyers.
Is there a list of Virgin Money panel conveyancers in Sutton on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. Very few banks make their panel listings available over the internet. If you are seeking to appoint a Sutton lawyer on the Virgin Money please make the most of our facility.
Is it the case that all Sutton conveyancing solicitors on the Yorkshire BS conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Yorkshire BS conveyancing panel they would need to be overseen by the SRA. Many mortgage companies do allow licenced conveyancers on their panel in which case such practice would be overseen by the Council of Licensed Conveyancers.
I have decided to exercise my right to buy my property in Sutton off the council. I have a mortgage agreed with Barclays. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.
Will our conveyancer be raising questions concerning flooding during the conveyancing in Sutton.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Sutton. There are those who purchase a house in Sutton, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to give advice on flood risk, but there are a numerous checks that can be carried out by the buyer or on a buyer’s behalf which can figure out the risks in Sutton. The standard property information forms supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual question of the seller to discover if the premises has ever been flooded. In the event that flooding has previously occurred which is not disclosed by the owner, then a buyer could bring a legal claim for losses stemming from an incorrect response. The purchaser’s lawyers may also carry out an environmental search. This should indicate if there is any known flood risk. If so, additional inquiries should be initiated.
I am purchasing a new build house in Sutton with the aid of help to buy. The developers refused to move on the price so I negotiated 6k of extras instead. The property agent suggested that I not to tell my conveyancer about the extras as it will impact my mortgage with Chelsea Building Society. Do I keep my lawyer in the dark?.
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.
Due to the encouragement of my in-laws I had a survey completed on a property in Sutton prior to appointing lawyers. I have been informed that there is a flying freehold overhang to the house. Our surveyor has said that some lenders tend not grant a loan on a flying freehold premises.
It varies from the lender to lender. Lloyds has different instructions for example to Halifax. If you contact us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Sutton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Sutton to see if the conveyancing will be more expensive.
There are plenty of houses in Sutton on unadopted lanes. My wife and I are buying such a house. What would be the advantages and disadvantages of buying a residence on a privately owned road?
Sutton conveyancing lawyers are familiar with transacting propertieson private. The solicitor will investigate title to find any rights or liabilities. It is possible that there is a management company (wholly owned by residents) that owners make annual payments to maintain the road. If one exists, the road will likely be maintained and look better than council adopted.