I plan on purchasing residence in Sutton on Trent. My Conveyancer is not listed on the lender solicitor list. Is it possible for me to retain my Sutton on Trent conveyancing solicitor even though they are not on the bank list of approved lawyers?
You have numerous choices available to you here
- Complete the purchase with your existing Sutton on Trent property lawyer but your mortgage company will need to appoint a conveyancing practitioner from their conveyancing panel. This will result in additional charges and potential interruption.
- Get a fresh lawyer to conduct the conveyancing, ensuring that they are on the mortgage company conveyancing panel.
- Appeal to your conveyancing practitioner to attempt to join the mortgage company panel
Having sold my house in Sutton on Trent last February yet the purchaser is Skype messaging every few hours complaining that his lawyer needs to hear from mine. What are the post completion sale legalities following completion?
After completion of your disposal your conveyancer is obliged to send the transfer deeds and all of the paperwork to the buyer’s conveyancer. Where relevant, your lawyer should also send confirmation that the home loan has been paid off to the buyers lawyers. There is unlikely to be post completion requirements just for conveyancing in Sutton on Trent.
I had a mortgage agreed in principle with Santander. Sutton on Trent conveyancing practitioners were chosen. How long does it take for Santander to issue the offer to the solicitor?
Some lenders take longer than others. Have Santander completed the valuation? Have you advised Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
The formalities of my purchase has taken place for my property in Sutton on Trent. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. 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 telephoned my Sutton on Trent building society branch on a couple of occasions and was told they are content with the situation and they will lend. My Sutton on Trent conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend based on their published requirements. Who do I believe?
Provided that the property lawyer is on the lender approved list, they must follow the CML Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the lender 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.
A friend advised me that if I am buying in Sutton on Trent I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually quoted for as part of the standard Sutton on Trent conveyancing searches. It is a large document of more than thirty pages, listing and detailing significant information about Sutton on Trent around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information concerning Sutton on Trent.
Just had an offer accepted on a new build apartment in Sutton on Trent. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Sutton on Trent
-
Please confirm the Lease plans are surveyor prepared. Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. 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.
I am a negotiator for a reputable estate agency in Sutton on Trent where we have experienced a number of flat sales jeopardised due to short leases. I have received contradictory information from local Sutton on Trent conveyancing solicitors. Could you confirm whether the owner of a flat can instigate the lease extension formalities for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Sutton on Trent Conveyancing for Leasehold Flats - A selection of Queries Prior to buying
-
It would be prudent to enquire if the the lease contains any adverse restrictions in the lease. For instance it is very common in Sutton on Trent leases that pets are not allowed in in a block in Sutton on Trent. If you like the flatin Sutton on Trent but your dog is not allowed to make the move with you then you will be faced hard decision. How much is the ground rent and service charge? The answer will be helpful as a) areas could result in problems in the building as the communal areas may begin to deteriorate where repairs are not paid for b) if the tenants have an issue with the running of the building you will need to have complete disclosure