I have today made my last payment due on my mortgage with Kent Reliance. I assume I don't need a Sutton property lawyer on the Kent Reliance panel to remove the mortgage at the Land Registry. Please confirm.
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 mortgage over my property is with UBS for my property in Sutton. Conveyancing was finalised a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?
You must advise UBS in advance of letting out your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. It should not be necessary to do this via a UBS conveyancing panel lawyer.
About to purchase flat in Sutton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Sutton property lawyer is on the Nationwide conveyancing panel.
Just had an offer accepted on a new build flat in Sutton. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Sutton
Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan. 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.
Given that I will soon spend hundreds of thousands of pounds on a terraced house in Sutton I would like to have a conversation with the lawyer concerning thehome move in advance of giving the go ahead to the firm. Is this something that you can arrange?
This is something that we recommend - we would be pleased to talk to you we do not take any clients on without you liaising with the solicitor due to be doing your conveyancing in Sutton.There is no ‘factory style conveyancing’ - every client is unique person, not a file number. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Sutton should be the figure that you end up paying.
In surfing the web for the phrase on line conveyancing in Sutton it brings up numerous conveyancerslocally. How do I determine which is the right conveyancer for my move?
The ideal way of seeking a suitable conveyancer is through a personal recommendation, so enquire of colleagues and relatives who have acquired a property in Sutton or a local estate agent or financial adviser. Charges for conveyancing in Sutton differ, so it's a good idea to secure a minimum of four fee calculations from different companies. Be sure to secure confirmation what costs in the quote includes.
I’m about to sell my 2 bed flat in Sutton. Conveyancing lawyers have not yet been instructed, but I have recently received a yearly service charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is clear the invoice as normal given that all ground rent and maintenance payments should be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I have had difficulty in trying to purchase the freehold in Sutton. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Absolutely. We can put you in touch with a Sutton conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Sutton residence 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 was in relation to 2 flats. The unexpired residue of the current lease was 66.67 years.