We opted for a local solicitor for our conveyancing in Sunbury last week. Going through the official terms of business I noteI am liable for charges even if the sale doesn't happen. Should I go with them or appoint an on-line conveyancing brokerage promising no move no charge conveyancing in Sunbury?
Generally there is a concession along the lines that if "No Sale No Fee" is offered then the conveyancing charges will generally be higher to neutralise the cases that abort. Dont forget that such arrangements generally do not cover expenses for example Sunbury conveyancing search charges.
is it true that all Sunbury 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 approved list of solicitors they would need to be governed by the SRA. Some banks do permit licenced conveyancers on their panel in which case such practice would be regulated by the Council of Licensed Conveyancers.
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Sunbury solicitor on the Nationwide panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
I have a mortgage with Santander for my property in Sunbury. Conveyancing has been completed some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Santander?
You must advise Santander in advance of letting out your property as this is likely to be a breach of Santander’s mortgage conditions. It may be that Santander 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 Santander directly. You need not do this via a Santander conveyancing panel firm.
I require expedited conveyancing in Sunbury as I am under a deadline to exchange contracts within 4 weeks. A mortgage is not required. Is it possible to avoid the conveyancing searches to save fees and time?
As you are not getting a mortgage you are at free not to have searches conducted although no conveyancer would suggest that you don't. With plenty of history conveyancing in Sunbury the following are examples of what can arise and therefore affect future mortgageability: Refused Planning Applications, Outstanding Charges, Overdue Grants, Unadopted Roads,...
It has been four months following my purchase conveyancing in Sunbury took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. 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 asset 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.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Sunbury is the location of the property. Can you offer any assistance?
Flying freeholds in Sunbury are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sunbury you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sunbury may determine 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 property.
I note that you have a post code search directory identifying firms on the lender conveyancing panel. Do Sunbury conveyancing firms pay you a commission if I retain them for my house purchase?
We are a listing service only for law firms wishing to communicate if they are on the mortgage company conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Sunbury.