My Conveyancer in Sutton on Trent is not on the Halifax Solicitor Panel. Can I still use my prefered solicitor even though they are not on the Halifax panel?
Your options are as follows:
- Carry on with your existing Sutton on Trent solicitors but Halifax will need to retain a lawyer on their list of acceptable firms. This will inevitably rack up the total conveyancing fees and cause delays.
- Get an alternative practitioner to act in the purchase, remembering to check they are Persuade your conveyancer to use their best endeavours to join the Halifax conveyancing panel
A relative pointed out to me me that in buying a property in Sutton on Trent there could be various restrictions affecting the ability to carry out external alterations to the property. Is this right?
We are aware of a number of properties in Sutton on Trent which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Sutton on Trent should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We previously selected conveyancing lawyers with offices in Sutton on Trent on the Nationwide solicitor approved list. They are now charging me a separate charge for dealing with the Nationwide mortgage. Is this an additional conveyancing fee set by Nationwide?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your conveyancing practitioner may charge a fee for this. The fee is not set by Nationwide but by your Sutton on Trent conveyancing practitioner. Some firms on the Nationwide panel will quote ’dealing with mortgage’ fee but plenty of practices incorporate it on their overall fee.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Sutton on Trent solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Sutton on Trent postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Sutton on Trent.
What does a local search inform me regarding the house we're buying in Sutton on Trent?
Sutton on Trent conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations for example Xpress Legal The local search is essential in every Sutton on Trent conveyancing purchase; that is if you don’t want any nasty once you have moved into your property. The search will provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
Me and my brother purchased a terraced Edwardian house in Sutton on Trent. Conveyancing practitioner represented me and Britannia. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold under the exact same address. Is it worth asking Britannia to clarify?
You need to 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 lenders. You can also question the situation with the conveyancing solicitor who completed the work.
My husband and I are FTB’s - agreed a price, yet the property agent has warned us that the owners will only issue a contract if we appoint the agent's recommended solicitors as they want an ‘expedited deal’. We would rather use a family solicitor who is familiar with conveyancing in Sutton on Trent
It is highly unlikely the sellers are driving this. Should the vendor desire ‘a quick sale', alienating a motivated purchaser is not the way to achieve this. Bypass the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you intend to use your own,trusted Sutton on Trent conveyancing solicitors - not the ones that will earn the estate agent a kickback or achieve conveyancing targets set by corporate headquarters.