I plan on purchasing a leasehold flat in Sutton on Trent. My Solicitor is not on the mortgage company conveyancing panel. Is it possible for me to use my Sutton on Trent conveyancing solicitor even though they are excluded from the lender panel?
One will need to appoint a conveyancer to deal with the legal work required when you need a mortgage to purchase your property. The lawyer will conduct all the essential due diligence on the property, ensuring that you’re registered as proprietor and ensure that all the necessary mortgage paperwork is dealt with. You could appoint a Sutton on Trent conveyancing practitioner of your choosing. However, if the conveyancer appointed is not on the bank approved list supplemental charges will be incurred as separate legal representation will be required by them. Bank panel applications may be submitted, so where your conveyancer has not in the past sought membership they should do so.
My uncle passed away 10 months ago and as sole heir and executor I was left the house in Sutton on Trent. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Aldermore, pay off the mortgage. Is this allowed?
Given you intend to refinance then Aldermore will require that you use a conveyancer on the Aldermore conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Aldermore conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Aldermore mortgage is registered as a charge at the Land Registry.
How can we tell if a Sutton on Trent conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Sutton on Trent obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor carrying out your conveyancing.
We are getting a further advance on our home loan from HSBC as we intend to carry out alterations to our property in Sutton on Trent. Are we obliged to select a bricks and mortar Sutton on Trent solicitor on the HSBC conveyancing panel to handle the legals?
HSBC would not normally instruct a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC panel.
My sealed bid on a semi in Sutton on Trent has been agreed to, but there is a chain. The owners have put an offer on somewhere, however it’s not been accepted yet, and are looking at other flats in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Sutton on Trent. What should be my next step? At what stage should I apply for the mortgage with Bank of Ireland?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx £1k, then survey, Sutton on Trent conveyancing search charges, etc). First, you should check that your conveyancer is on the Bank of Ireland approved list. Regarding the subsequent stages this very much depends on the circumstances of your case, motivation for the property and on the state of the market. During a buoyant market many home buyers will apply for the mortgage with Bank of Ireland and arrange for the valuation and only if it comes back ok would they ask their lawyer to proceed with searches.
I own a terraced Georgian house in Sutton on Trent. Conveyancing solicitor acted for me and Birmingham Midshires. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?
You should 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 Sutton on Trent and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing practitioner who conducted the conveyancing.
How does conveyancing in Sutton on Trent differ for new build properties?
Most buyers of new build residence in Sutton on Trent come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is built. This is because house builders in Sutton on Trent tend to buy the land, 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 accustomed to new build conveyancing in Sutton on Trent or who has acted in the same development.
Am I best advised to choose a Sutton on Trent conveyancing lawyer based in the vicinity that I am hoping to buy? I have an old university friend who can perform the conveyancing but her office is a couple of hundredkilometers drive away.
The primary upside of using a local Sutton on Trent conveyancing firm is that you can attend the office to execute documents, hand in your identification documents and apply pressure on them if necessary. Having local Sutton on Trent know how is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and the majority were happy that should surpass using an unfamiliar Sutton on Trent conveyancing solicitor solely due to them being round the corner.