We expect to receive a DIP from Santander this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Santander recommend any Lindfield solicitors on the Santander conveyancing panel, or is it better to go independently?
You will need to appoint Lindfield solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Lindfield solicitor on the Santander panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I have a mortgage with RBS for my property in Lindfield. Conveyancing has been completed some time 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 RBS?
You must advise RBS in advance of letting out your property as this is likely to be a breach of RBS’s mortgage conditions. It may be that RBS 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 RBS directly. You need not do this via a RBS conveyancing panel solicitor.
What can a local search inform me concerning the property I am buying in Lindfield?
Lindfield conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company for instance PSG The local search plays a central role in most Lindfield conveyancing purchase; that is if you don’t want any nasty once you have moved into your property. The search will reveal information on, amongst other things, details on planning applications applicable to the property (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 thirteen subject sections.
How does conveyancing in Lindfield differ for new build properties?
Most buyers of new build or newly converted property in Lindfield approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is built. This is because house builders in Lindfield typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Lindfield or who has acted in the same development.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one near me in Lindfield I like with a park and transport links in the vicinity, the downside is that it only has 52 years on the lease. There is not much else in Lindfield suitable, so just wondered if I would be making a grave error acquiring a short lease?
Should you need a home loan the shortness of the lease will likely be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.
My husband and I are 17 days into a residential purchase having been recommend to solicitors by the estate agent to do our conveyancing in Lindfield. I am am extremely dissatisfied with the quality of service. Could you you assist me in finding new lawyers?
A lawyer would need to be really bad to suggest replacing them. Has the mortgage been generated? In the event that it has you will need to advise them of the new conveyancer and ensure the mortgage documents are re-sent. Your conveyancer needs to be on the mortgage company panel to avoid supplemental expenses and complications. So that should be your starting point. The search tool should help you find a lender approved solicitor for your home move in Lindfield