I am buying a house for cash in Epsom. I have been living for the last 20 years in Epsom. Conveyancing searches are a lot of money. Given that I have knowledge of the road and vicinity intimately must I have all the conveyancing searches?
If you not getting a home loan, then almost all of the Epsom conveyancing searches are optional. Your lawyer will 'advise', no-doubt strongly, that you should have searches done, but she is duty bound to take that path of guidance. One thing to consider; if you are likely to sell the house at a future date, it will be of interest to your future buyer what the searches reveal. On occasion premises with functional issues can still throw up detrimental search results. A competent conveyancing solicitor in Epsom will be able to give you some helpful advice here.
We are getting a further advance on our home loan from RBS as we wish to carry out alterations to our home in Epsom. Are we obliged to choose a bricks and mortar Epsom solicitor on the RBS conveyancing panel to deal with the paperwork?
RBS don't usually appoint firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS conveyancing panel.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Epsom conveyancing practitioner on the Clydesdale panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale 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 Clydesdale mortgage from the register. Clydesdale, 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 Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
Lloyds have agreed my mortgage in principle, my bid on a property in Epsom has been agreed to, what happens next?
The estate agent will wish to be advised as to your property lawyer's details (ensure that the conveyancers are on the lender’s approved list). Call up Lloyds or your financial adviser and complete any outstanding paperwork. Lloyds will sellect a valuer who will get in touch with the estate agent or vendor to book an appointment. Once carried out (assuming no problems) it takes on average ten days to get a mortgage offer. Lloyds will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Epsom.
I require fast conveyancing in Epsom as I have pressure to sign on the dotted line inside 3 weeks. Thankfully I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?
If.Given you are not taking a mortgage you are at liberty not to do searches although no conveyancer would advise that you don't. With lots of history conveyancing in Epsom the following are instances of what can crop up and adversely impact future mortgageability: Refused Planning Applications, Overdue Fees, Overdue Grants, Unadopted Roads,...
Are there restrictive covenants that are commonly identified as part of conveyancing in Epsom?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Epsom. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Just had an offer accepted on a new build flat in Epsom. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Epsom
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are surveyor prepared. 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. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
How does one as executor remove a deceased person's details from the title deeds for a property in Epsom?
If a Epsom property is co-owned and one of the proprietors passes away, their name will not automatically be removed from the title deeds. It is not necessary to remove their name as when it comes to a disposal you would just be asked to evidence as to the reason the joint owner is missing from the contract, such as the probate documents.
With a view to making things simpler for the sale of the property you may arrange to have the deceased party erased from the title entries by submitting an application to HMLR with proof of the death. There is no charge from the Registry for this service.