It is 10 years ago since I acquired my home in Albany Park. Conveyancing lawyers have just been instructed on the sale but I am unable to locate the title deeds. Will this cause complications?
Don’t worry too much. Firstly there is a possibility that the deeds will be kept by the mortgage company or they could still be with the solicitor who acted in your purchase. Secondly the chances are 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 up to date copy of the land registers. Most conveyancing in Albany Park relates to registered property but in the unlikely event that your property is unregistered it is more problematic but is not insurmountable.
We previously appointed conveyancing lawyers locally in Albany Park on the Santander solicitor panel. They are now charging me an additional charge for the legal aspects of the Santander mortgage. Is this a supplemental conveyancing fee specified by Santander?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancing practitioner is entitled to levy a fee for this. This fee is not dictated by Santander but by your Albany Park solicitor. Numerous firms on the Santander panel will charge ’dealing with mortgage’ fee but many firms include it on their overall fee.
I currently have a mortgage with TSB for my property in Albany Park. Conveyancing has been completed 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform TSB?
You must advise TSB before letting out your property as this is likely to be a breach of TSB’s mortgage conditions. It may be that TSB 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 TSB directly. You need not do this via a TSB conveyancing panel firm.
Aldermore have agreed my mortgage in principle, my offer on a apartment in Albany Park has been accepted, what are the next steps?
Your estate agent will wish to know who your solicitors are (make sure the lawyers are on the bank’s approved list). Call up Aldermore or your broker and finish off any outstanding forms. Aldermore will instruct a valuer who will get in touch with the estate agent or owners to schedule a time for the valuation to happen. Once conducted (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Aldermore will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Albany Park.
What will a local search inform me regarding the house we're buying in Albany Park?
Albany Park conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search organisations for example PSG The local search is essential in every Albany Park conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your new home. The search will supply 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 13 topic sections.
How does conveyancing in Albany Park differ for new build properties?
Most buyers of new build property in Albany Park contact us having been asked by the seller to sign contracts and commit to the purchase even before the residence is constructed. This is because builders in Albany Park tend to purchase 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 property lawyers 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 Albany Park or who has acted in the same development.
Taking into account that I will soon part with over three hundred thousand on a property in Albany Park I wish to have a conversation with the conveyancer regarding theconveyancing prior to giving the go ahead to the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you first talking to the conveyancer due to be carrying out your conveyancing in Albany Park.There is no ‘factory style conveyancing’ - every client is an important person, not a matter number. The law firms that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Albany Park should be the figure that you end up paying.
My financial adviser has recommended their solicitor for the conveyancing in Albany Park - Surely it’s better to just instruct them?
It is not always the case and you are free to opt for whichever conveyancing practitioner you decide for your Albany Park conveyancing. The conveyancer put forward by an estate agent may not necessarily be the best lawyer, they may recommend their preferred conveyancing firm who are based far away. In this instance you may not have contact with your conveyancer and due to the lack of continuity in the transaction, it may be difficult to obtain updates.