Much to our surprise we have been informed by our lender that my Surrey property lawyer is not on the mortgage company Conveyancing panel. How can I check?
Your first step should be to contact your Surrey lawyer directly. You lawyer should advise you of the situation. If they are not on the panel they may be able to suggest a Surrey conveyancing firm that is on the approved list of lawyers for your lender.
I am the only beneficiary of my late grandmother’s estate and I have everything in my name alone, including the my former home in Surrey. Conveyancing formalities meant that the Land Registry date was in October. I now wish to sell up. I do know about the CML six month 'rule', which means that my proprietorship may be regarded the same way as though I had purchased the house in October. Will no one buy the property for half a year?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. many lenders would take a sensible view as this clause is chiefly there to capture the purchase and immediately sell or the quick reselling of properties.
My fiancee and I are in the throws of looking at flats in Surrey and I am now considering a potential offer. Is it best to have a conveyancer on ‘stand by’? I will be getting a home loan with RBS.
You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. Given that you are seeking a mortgage with RBS, ask your prospective lawyers if they are on the RBS conveyancing panel otherwise they can't do the mortgage legal work.
I have paid off my mortgage with Clydesdale. I assume I don't need a Surrey property lawyer on the Clydesdale panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Clydesdale 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 Clydesdale mortgage from the register. Clydesdale, 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 Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I am buying a new build flat in Surrey. Conveyancing is a frightening process 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 conveyancing.
Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Surrey
If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. There must be mutual enforceability of lessee’s covenants. 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. Please supply a car parking plan.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a straight forward, chain free conveyancing. Surrey is the location of the property. What do you suggest?
Flying freeholds in Surrey are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Surrey you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Surrey 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 residence.
What does commercial conveyancing in Surrey cover?
Surrey conveyancing for business premises incorporates a wide range of guidance, supplied by regulated solicitors, relating to business property. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.