I have a mortgage with Barclays for my property in Sudbury. Conveyancing was finalised a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Barclays?
Your original mortgage agreement with Barclays will provide that you need their approval prior to letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. You need not do this via a Barclays conveyancing panel lawyer.
After much negotiation I have agreed a price on a house in Sudbury. My financial adviser suggested a conveyancing practitioner. I paid an on account payment of £225. A couple of days later, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Aldermore 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 Aldermore 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 Sudbury conveyancer having made sure that they are on the Coventry BS conveyancing panel. Does my lawyer arrange the survey of the property?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS 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. You may wish to consider appointing your own Sudbury surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
We are close to exchanging contracts on the sale of our property in Sudbury and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Sudbury lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using an internet conveyancing outfit as opposed to a conveyancing solicitor in Sudbury. Having lived in Sudbury for six years we know that this is a non issue. Should we get in touch with our local Authority to get confirmation need.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
My wife and I have a renovated Victorian property in Sudbury. Conveyancing lawyer represented me and Bank of Ireland. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register as there may be 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 Sudbury and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing practitioner who carried out the work.
I am a sole trader looking to take over a lease of an office on a shopping parade. Can you recommend solicitors offering competitive fees for non-domestic conveyancing in Sudbury for below £2000?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Sudbury, including the sale and acquisition of businesses as well as simply property. If you are looking to purchase or sell a shop, pub, restaurant, office, retail unit or a whole business we will put you in touch with the right solicitor. As for the charges this will depend on the structure and nuances of the proposed transaction. Let us have your details or telephone so as to enable us to provide you with comprehensive commercial conveyancing calculation.
I have been sourcing a conveyancing lawyer in Sudbury for my remortgage. Is it possible to review a solicitor's complaints history with the legal regulator?
Anyone can search for published Solicitor Regulator Association (SRA) determinations resulting from investigations started on or after 1 January 2008. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The regulator sometimes recorded call for training reasons.
Please set examples of specific benefits to instructing a high street conveyancing practitioner in Sudbury
Home movers in Sudbury opt for a nearby high street property lawyer so that they can attend the lawyer’s offices in the event that they have problems, and to deliver documents rather than relying on the Royal Mail.
One could allege that there exists a marginal benefit when selecting a conveyancer local to a premises you are purchasing, due to the knowledge of the area and possible local issues - however this is debatable. The majority of conveyancers are now by way of email and may be any place in the world.