We are buying a 2 bedroom flat in Sudbury with a mortgage. We would like to retain our Sudbury solicitor, however the mortgage company advise she’s not on their "panel". It appears that we have little option but to select one of the lender panel firms or continue with our Sudbury conveyancing practitioner as well as pay for one of their panel lawyers to act for them. This feels very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Sudbury conveyancing solicitor to apply to be on the conveyancing panel.
At what point will exchange of contracts take place for residential conveyancing in Sudbury and am I required to be at the conveyancers branch?
If you are local to our conveyancing solicitors in Sudbury you are welcome to attend to sign documents. However, the firms we work with provide a national conveyancing service and give as equally comprehensive and professional a job for you when dealing with you digitally. The signing of the contract is not when everything is set in stone. A signed contract simply enables the conveyancer to exchange contracts at the suitable time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Sudbury)to be in the office available at the end of the phone to exchange contracts.
My bid for a property was accepted at auction in Sudbury. Conveyancing is needed. What happens now?
Having to in every practical sense signed on the dotted line you now have to retain a conveyancing practitioner quickly as you will have a tight deadline in which to complete the deal. All auction property should have a bespoke legal pack. This will likely include most,if not all of the paperwork that your conveyancer will need. If you have purchased leasehold property the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You need to give this to the conveyancer working for you as soon as possible. You also need to ensure that that you have the requisite funding in order to complete on the on the contractual date .
My wife and I purchasing a detached bungalow in Sudbury. We would like to convert the garage to an office at the property.Will legal due diligence on the property include checks to determine if these works are allowed?
Your property lawyer should check the registered title as conveyancing in Sudbury can occasionally reveal restrictions in the title documents which prevent certain alterations or necessitated the consent of a 3rd party. Many extensions require local authority planning consent and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
I have today made my last payment due on my mortgage with Principality. I assume I don't need a Sudbury lawyer on the Principality panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
It has been 3 months since my purchase conveyancing in Sudbury took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Just had an offer accepted on a new build apartment in Sudbury. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Sudbury
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Please supply evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. 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.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Sudbury is where the house is located. What do you suggest?
Flying freeholds in Sudbury are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sudbury you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sudbury may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.