I have given 8 weeks notice to my current landlord and must vacate my let out flat in Sutton by the end of next month. Conveyancing for my house purchase has just started. Is it possible to complete in 5 weeks as I wish to avoid having to move into short term accommodation?
The normal practice is not to serve notice on a rental until your lawyer suggests that you should. Assuming that you have not already done so, contact to your lawyer and urge them to they seek the assistance the other side, try to an agreed time frame that everyone will aim to achieve
Finally the sale completed on my house in Sutton last March but the buyer keeps whats apping daily to say his solicitor needs to hear from mine. What should have happened now that I have sold?
After completion of your sale your lawyer should deliver the transfer deeds and all additional paperwork to the buyer’s lawyers. If applicable, your lawyer must also confirm that the mortgage has been paid off to the purchasers conveyancers. There is unlikely to be post completion requirements unique to conveyancing in Sutton.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Sutton conveyancer on the Kent Reliance panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
The formalities of my remortgage has taken place for my property in Sutton. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Sutton bank branch on a couple of occasions and was told it does not affect the mortgage offer and they would lend. My Sutton conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they will not lend in accordance with their published requirements. I simply don't know who is right.
Your conveyancer has to follow the CML Handbook section two provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to take this when acquiring a property in Sutton? or Apparently there is a law dating back centuries that could mean that owners of property living in a parish church boundary will be compelled to contribute towards repairs to the chancel in proximity to the church. Is this a legitimate concern for conveyancing in Sutton?
Unless a prior purchase of the property took place post 12 October 2013 you may assume that conveyancing practitioners conducting conveyancing in Sutton to continue to propose a a chancel search and or insurance against a claim.
How does conveyancing in Sutton differ for newly converted properties?
Most buyers of new build premises in Sutton come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is completed. This is because new home sellers in Sutton typically buy 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 conveyancing solicitors 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 used to new build conveyancing in Sutton or who has acted in the same development.
I'm converting the mortgage on my current property to a BTL mortgage with National Westminster Bank and intend to use the remaining equity as a deposit on further house. The neighborhood we are interested in is Sutton. Will your solicitors be able to act for both sets of mortgage companies and tie in the two deals?
Make use of our search tool on this site to be sure that the conveyancers are on the relevant lender panels. On the basis that they are your solicitor will be able to tie up the two conveyancing matters but you should talk with you lawyer and communicate your expectations and needs.