We are buying our first property. Our conveyancer has texted usto enquire if we wish to take out supplemental conveyancing searches. Unfortunately we in the dark as to what's necessary for conveyancing in Sanderstead
The extent of Sanderstead conveyancing searches depends primarily on the property, the location, the possibility of any of these risks, your knowledge of the region and risks, your general attitude to risk. What is important is that you properly comprehend what information each search could supply. You may then decide if you consider that you need that information. Should you be uncertain, ask the solicitor to recommend.
Can I be sure that the Sanderstead conveyancing solicitor on the Kent Reliance panel is any good?
When it comes to conveyancing in Sanderstead getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor carrying out your conveyancing.
I recently had an offer accepted on an apartment in Sanderstead. My mortgage broker recommended their conveyancers. I paid an on account payment of £200. A couple of days later, the lawyer called me sheepishly admitting that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have instructed a Sanderstead conveyancing practitioner having made sure that they are on the TSB conveyancing panel. Does my lawyer arrange the survey of the property?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Sanderstead postcode. As you are getting a mortgage with TSB, you could contact them to see if they have a list of approved surveyors in Sanderstead.
What does a local search reveal about the property I am purchasing in Sanderstead?
Sanderstead conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company such as Xpress Legal The local search plays an important part in many a Sanderstead conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your new home. The search will supply information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
How does conveyancing in Sanderstead differ for newly converted properties?
Most buyers of new build or newly converted property in Sanderstead come to us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because builders in Sanderstead usually purchase the real estate, 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 property lawyers 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 Sanderstead or who has acted in the same development.
I have been on the look out for a ground for flat up to £195,000 and identified one near me in Sanderstead I like with open areas and railway links nearby, the downside is that it's only got 51 years unexpired on the lease. I can't really find anything else in Sanderstead in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a home loan the shortness of the lease will be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.
Are the Sanderstead conveyancing lawyers identified as being on the lender conveyancing panel, together with their details provided by the lender?
Sanderstead firms and firms conducting conveyancing in Sanderstead themselves provide us confirmation that they are on the bank conveyancing panel as opposed to being supplied with a list from the lender directly.