It is a dozen years since I bought my home in Adderbury. Conveyancing lawyers have just been instructed on the sale but I can't locate my title deeds. Is this a problem?
You need not be too concerned. Firstly there is a possibility that the deeds will be kept by your lender or they may stored with the lawyers who oversaw your purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Most conveyancing in Adderbury involves registered property but in the unlikely event that your property is not registered it is more tricky but is resolvable.
How do I discover of the solicitor handling my conveyancing in Adderbury is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Virgin Money thus spending £187.00 plus VAT in additional legal invoice.
Please do take advantage of the search tool on this site. Pick the lender and type ‘Adderbury’ or your preferred area and you will be presented with numerous conveyancers located in Adderbury or nearest you.
Are all Adderbury Conveyancing Quality Solicitors on the Nationwide conveyancing panel?
Some major banks and building societies now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
I am expecting a AIP from Leeds Building Society this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Adderbury solicitors on the Leeds Building Society conveyancing panel, or is it better to go independently?
You will need to appoint Adderbury solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Adderbury conveyancer on the Lloyds panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I have justfound out that Arc property Solicitors have been shut down. They conducted my conveyancing in Adderbury for a purchase of a leasehold apartment 18 months ago. How can I establish that my home is not still registered in the name of the former proprietor?
The easiest way to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Adderbury conveyancing specialists.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a simple, chain free conveyancing. Adderbury is the location of the property. What do you suggest?
Flying freeholds in Adderbury are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Adderbury you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Adderbury may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I dont have enough spare cash to pay a 10% deposit on my apartment purchase in Adderbury , but I am anxious exchange. Do I have options?
You can accept a lower deposit. Most property owners will accept a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment