AssumingI was to acquire a freehold housein South Sutton for cash and dispense with a survey and no local authority searches how much should I expect to to save on my conveyancing in South Sutton?

The sole reduction in fees you would make on is the costs for searches. A solicitor is obliged to do the vast majority of work - money laundering, communicating with your vendors conveyancer, stamp duty return, register the title etc. A marginal saving might be made by not needing to register a mortgage however it will not be meaningful.

Why is leasehold purchase conveyancing in South Sutton costs more?

In summary, leasehold conveyancing in South Sutton and Surrey usually requires more due diligence compared to freehold conveyancing. This includes reviewing the lease, liaising with the landlord about serving required notices, securing up-to-date service charge and management information, procuring the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first entered into.

My brother-in-law has suggested I instruct a conveyancing solicitor in South Sutton. I I would like to check whether they are accepted on the Norwich and Peterborough Building Society approved list of lawyers. Could you help?

The first thing you should do is phone the conveyancer and ask them if they are on the lender panel. Alternatively you can call Norwich and Peterborough Building Society who may be able to assist.

We have a mortgage agreed in principle with Leeds Building Society. South Sutton conveyancing practitioners were chosen. What is the average time that one could expect to receive a mortgage offer from Leeds Building Society?

Some lenders take longer than others. Have Leeds Building Society done the valuation? Have you advised Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I have today made my last payment due on my mortgage with RBS. I assume I don't need a South Sutton conveyancing practitioner on the RBS panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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:

1. but are not moving to another property
2. where RBS has sent the Land Registry the discharge electronically, and
3. RBS has instructed the Land Registry to do so

My offer was accepted on a house in South Sutton on 29/11/2024, valuation was booked 3 days later, all came back fine. Property lawyer retained, so all that was missing was my mortgage offer. Having made daily calls to Santander and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Santander conveyancing panel. Are Santander entitled to hold back the Mortgage pending the lawyer being on the approved list?

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.

Just had an offer accepted on a new build flat in South Sutton. Conveyancing is necessary evil 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 is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in South Sutton

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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.