We are looking to buy a flat and need a conveyancing solicitor in Sutton who is on the Virgin Money conveyancing panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Sutton.
My wife and I are buying a house in Sutton. I might seem paranoid but how we can trust a lawyer? At some point we will need to send money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
A relative informed me that in buying a property in Sutton there may be a number of restrictions as to what one can do in terms of external changes to a property. Is this right?
There are a number of properties in Sutton which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Sutton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am due to exchange contracts on my apartment. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, HSBC are being pedantic. The Sutton solicitor who is on the HSBC conveyancing panel is saying indemnity insurance will be fine but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I used Action Conveyancing several years past for my conveyancing in Sutton. I now require my file however the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Sutton of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I decided to have a survey completed on a house in Sutton ahead of retaining lawyers. I have been advised that there is a flying freehold element to the house. Our surveyor has said that some mortgage companies may not issue a loan on such a property.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Halifax. If you contact us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Sutton. Conveyancing may be slightly more expensive based on your lender's requirements.
Is it best to use a Sutton conveyancing lawyer based in the vicinity that I am purchasing? We have a good friend who can handle the legal work but they are based over three hundred kilometers away.
The benefit of a local Sutton conveyancing firm is that you can visit the firm to execute documents, present your identification documents and pester them if necessary. They will also have local knowledge which is a benefit. However it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and they were happy that must surpass using an unknown Sutton conveyancing solicitor just because they are based in the area.
What advice can you give us when it comes to appointing a Sutton conveyancing firm to carry out our lease extension conveyancing?
When appointing a conveyancer for lease extension works (regardless if they are a Sutton conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with several firms including non Sutton conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be helpful:
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Can they put you in touch with clients in Sutton who can give a testimonial?
After months of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Sutton. Can we issue an application to the Residential Property Tribunal Service?
if there is a absentee landlord or if there is dispute about the premium for a lease extension, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to arrive at the sum to be paid.
An example of a Freehold Enfranchisement decision for a Sutton property is Buchanan Court 39 Vernon Road in April 2010. the Tribunal assessed that the premium payable for the freehold of the block should be £44,000. This case related to 2 flats. The unexpired residue of the current lease was 66.67 years.