Me and my partner are buying a flat in Sutton. My lawyer is not listed on the lender approved panel. Am I still permitted to use my Sutton conveyancing solicitor notwithstanding that they are not on the lender panel of approved conveyancing solicitors?
Various options include
- Proceed with your chosen Sutton conveyancer but your lender will undoubtedly appoint a lawyer from their approved panel. This will result in additional fees and likely frustration.
- Appoint a fresh property lawyer to act in the purchase, making sure they are on the lender conveyancing panel.
- Appeal to your solicitor to attempt to join the bank panel
I am selling my house in Sutton. Will the property lawyer have to be on the RBS conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the RBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently in recent years.
My bid for a property was accepted at auction in Sutton. Conveyancing is required. What is next?
Given that you are now to in every practical sense signed on the dotted line you must choose a conveyancing solicitor quickly as you now have a tight a drop dead date to complete the deal. An auction property will ordinarily have a bespoke auction pack. This will include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the conveyancing papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You should give this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that your finances are organised to complete on the date specified in the contract.
I have been told by my solicitor that breach of easement insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Sutton?
The right level of breach of easement indemnity insurance depends on who your lender is. It would differ for example between Accord Mortgages Ltd and Virgin Money. Conveyancing lawyers as opposed to members of the public take out such policies.
I have paid off my mortgage with UBS. I assume I don't need a Sutton property lawyer on the UBS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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 UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
How do I identify a Sutton law firm on the Barclays Direct conveyancing panel? I am a keen cyclist and am prepared to travel upto 20miles to meet the lawyer.
You can use the facility on this website. Please choose the bank and your location and you will see a number of Sutton conveyancing lawyers based on proximity. We have detailed some Sutton conveyancing firms towards the end of this page and you can contact them to see whether they are on the Barclays Direct approved list
How much experience do your Sutton conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Sutton conveyancing lawyers help thousands of people move home every year and supported plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Sutton conveyancers have worked on recent similar matters.