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Conveyancing in Sutton Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 10/10/17

Transport and public service information if you’re buying or selling residential property in Sutton -

By road: Sutton is served by the A217 and A232. By rail: The nearest train station is Sutton. By air: From Sutton, the nearest airports are London Gatwick (18 miles), London City (20 miles), London Heathrow (20 miles), Northolt Jet Centre (24 miles), and Elstree Aerodrome (30 miles).

Hospital: St. Helier, Wrythe Lane, Sutton, Carshalton, SM5 1AA. Council: Sutton Council (www.sutton.gov.uk).

Attractions: Manor Park, Sports Village, Sutton Armillary, and Nonsuch Mansion and Park.

Q.

How do I get a cheap but quality solicitor in Sutton for selling a residence?

‘The cheapest conveyancing quotes’ is a teaser frequently bandied about my many high-street and online law firms. However, further analysis of the terms and conditions often reveals hidden extra costs. In fact, their quote is really an estimate, to which you can’t hold them, and you may find your final bill inflated well beyond your budget. Such extra charges need to be fair and clearly stated. At Homeward Legal, we never hide any costs, and our quotes are precisely that, providing a clear statement of your legal fees for a standard conveyancing transaction. Try our quote calculator, or call our team of conveyancing experts on 0800 038 6699 to discuss your needs.

Q.

Do the 'fixtures and fittings' include things like bathroom suites?

House purchasers are regularly frustrated by a lack of clarity over what fixtures and fittings are included in the purchase of a new home, while sellers often leave the provision of this information until the last minute. To avoid misunderstandings, a ‘fixtures and fittings’ form should be agreed early in the transaction, as this will clarify precisely what is to be included in the purchase from bathroom suites and light switches (fixtures) to carpets, curtains and lampshades (fittings).

Q.

How much will the searches for my flat in Sutton cost?

Your conveyancing lawyer will carry out a standard set of searches regarding your proposed property and its environs. In addition, your mortgage lender may insist on some more specialist searches. As such, charges for conveyancing searches in Sutton range a lot. Searches are charged 'at cost' and are disbursements. Homeward Legal’s quotes clearly lay out the costs of the disbursements so that you know what your final legal bill will be. Contact our expert team on 0800 038 6699 for a fixed-fee quote supported by our ‘No Move, No Fee’ guarantee.

Q.

We are buying a maisonette in Sutton with a mortgage, so please can you tell us which of the local lenders you work with?

Homeward Legal work with the majority of lenders providing finance and loans to buyers in Sutton. As with any popular location, Sutton is served by a large number of lenders and brokers, including:

  • Mortgage Designs & Solutions, Pandora House, 41-45 Lind Road, Sutton, SM1 4PP
  • Elson Consultancy Services Ltd., 38 Stafford Road, Wallington, SM6 9AA
  • K B P F Mortgages, 8 Cheam Road, Sutton, SM1 1SR
Q.

For a fast completion on a £625,000 residence in Sutton, what should I do to speed up our move?

There are several things you can do to facilitate the acceleration of the conveyancing process. Primarily, and most importantly, you should appoint an efficient and communicative solicitor, who is prepared to work hard at eliminating delays along the whole chain. This is what Homeward Legal’s solicitors excel at, supported by cutting-edge case management systems. Give our team a call on 0800 038 6699 to obtain your fixed-fee quote.

Other actions you might wish to take include:

  • requesting status updates from the conveyancer regularly
  • answering any queries raised by the conveyancer as soon as possible
  • arranging your mortgage offer as soon as is practical
  • completing and sending back any conveyancing forms as soon as you receive them
Q.

I am buying my house in Sutton with the help of a mortgage with New Life Mortgages, but is there anything I need to be aware of before committing?

In recent years, a number of mortgage lenders have opted to reduce the size of their 'solicitor panel'. This can mean increased legal costs for house-purchasers, if the lender or broker has to appoint additional legal assistance in the finalisation of the mortgage. Homeward Legal are able to act on behalf of many mortgage lenders, who are approved by the Council of Mortgage Lenders, so that the buyer will not have to pay legal fees for the lender's solicitor. Give us a call at Homeward Legal to discuss your needs with our experts.

Q.

Is Homeward Legal able to act quickly on the conveyancing for auction properties in Sutton?

Yes, we are. In fact, our expert solicitors regularly assist house-buyers and -sellers at both local and national auctions. The key to a smooth auction experience is to appoint your solicitor as early as is practicable and well in advance of the auction day. That way, all the legal documentation can be reviewed and your lawyer will be thoroughly prepared to complete the conveyancing as early as possible within the statutory four-week timeframe for auctions. Give our auction experts a call on 0800 038 6699 for a fixed-fee quote and to discuss your auction expectations.

Q.

What is the council tax rate for the Band E, semi-detached Sutton house that we are planning to buy?

Part of your conveyancing solicitor’s role will be to contact the civic authority responsible for setting the council tax rates for the eight bands (in this case, Sutton Council). The information on the precise band and rate for your Sutton property will be laid out clearly in the report on title. More information is also available on Sutton Council’s website (refer to the public services information section at the top of these FAQs for a link). The rates for each band in Sutton for the 2016/2017 tax year were:

  • Band A - £990.69
  • Band B - £1,155.80
  • Band C - £1,321.91
  • Band D - £1,486.03
  • Band E - £1,816.26
  • Band F - £2,146.49
  • Band G - £2,476.49
  • Band H - £2,972.06

Retrieved on 24 February 2017

Q.

Which environmental factors can contaminate land in Sutton, and are they thoroughly investigated?

A.

Residential property will be contaminated by a broad range of natural causes. Issues including existing and proposed overhead electricity cables or waste treatment sites in the area will be detailed in an appropriate search.

Q.

I am buying in Sutton, and need to know if there are any conservation areas.

A.

There are a range of areas of conservation in or near Sutton. Sutton itself is named as a conservation area. These restrictions adds to upkeep costs, but the benefits will include a more attractive neighbourhood.

Q.

What sort of analysis regarding the potential risk of local flooding at South London will a conveyancing solicitor in Sutton check on a Regency building I am wanting to buy?

A.

The property conveyancer will apply for standard formal environmental searches that should include Sutton flood risk area data.

Q.

For a fast exchange and completion to buy a £395,000 residence, what should we arrange to speed up our move?

A.

Contacting a proactive and experienced conveyancer is the key to fast conveyancing. There are a number of things you can also do to speed up your conveyancing, such as, requesting status updates from the conveyancer regularly, answering any queries raised by the conveyancer as soon as possible and arranging your mortgage offer.

Q.

Which lenders in Sutton do you work with?

A.

Homeward Legal work with the majority of lenders providing financing to buyers in Sutton. Local mortgage lenders and brokers include Mortgage Designs & Solutions, 20-22 Brighton Rd, Sutton, SM2 5BN, Elson Consultancy, 38 Stafford Rd, Wallington, SM6 9AA, and K B P F, 8 Cheam Rd, Sutton, SM1 1SR. The property lawyer handling your case can provide more information.

Q.

What makes sale conveyancing work to take weeks more than planned?

A.

The conveyancing process will occasionally experience delays even where there is no chain. The delays are on occasion unhappily beyond your solicitor's power, Homeward Legal, however, endeavour to minimise their cost wherever reasonable. Common delays include issues elsewhere in a chain.

Q.

Do we need a chancel search if I plan to purchase in the parish of Great Stanmore?

A.

Your solicitor instructed to handle the transaction should confirm that a chancel search be taken out, regardless of the parish in which the building being purchased is located. Chancel repair has the potential to be charged on owners of a building where parish councils have previously chosen not to do so, so indemnity insurance may be advisable even if liability is unlikely.