It is 10 years ago since I bought my home in Anlaby. Conveyancing lawyers have now been appointed on the sale but I am unable to track down my title documents. Is this a problem?
You need not be too concerned. Firstly there is a possibility that the deeds will be retained by your mortgage company or they may be in the possession of the conveyancers who handled the purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring up to date copy of the land registers. The vast majority of conveyancing in Anlaby involves registered property but in the unlikely event that your property is unregistered it is more problematic but is resolvable.
Do I need to pop into the offices of the solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Anlaby so that I can pop in to their offices if necessary.
Whereas this was necessary 15 years ago, almost all lenders no longer need their conveyancing panel lawyer to witness the mortgagors signature. It will still be necessary for you to provide ID documents and there are still distinct benefits to instructing a locally based practitioner, in your case a conveyancing solicitor in Anlaby.
We are getting a further advance on our mortgage from Yorkshire BS as we want to carry out renovations to our property in Anlaby. Are we obliged to choose a bricks and mortar Anlaby solicitor on the Yorkshire BS conveyancing panel to handle the legals?
Yorkshire BS don't usually instruct firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS conveyancing panel.
I am purchasing a property in Anlaby. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Clydesdale be concerned?
As you are obtaining a mortgage with Clydesdale your lawyer must check the conveyancing instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Clydesdale. The CML Handbook includes minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Clydesdale where a lease does not satisfy these specifications. The specifications relate to the installation of panels on properties countrywide and is not restricted to Anlaby.
The formalities of my remortgage has taken place for my property in Anlaby. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I need some expedited conveyancing in Anlaby as I am faced with a deadline to complete within one month. Thankfully I do not require a mortgage. Can I escape the need for conveyancing searches to save fees and time?
If.Given you are not getting a mortgage you are at liberty not to do searches although no lawyer would recommend that you don't. With lots of history conveyancing in Anlaby the following are examples of issues that can be revealed and therefore impact future mortgageability: Enforcement Actions, Overdue Fees, Outstanding Grants, Road Schemes,...
I'm purchasing a new build house in Anlaby with the aid of help to buy. The sellers would not budge the price so I negotiated 6k of additionals instead. The property agent suggested that I not inform my lawyer about the extras as it could jeopardize my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the encouragement of my in-laws I had a survey completed on a house in Anlaby in advance of instructing lawyers. I have been advised that there is a flying freehold aspect to the house. Our surveyor has said that some banks will refuse to give a mortgage on this type of property.
It varies from the lender to lender. Santander has different requirements for example to Birmingham Midshires. Should you wish to call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Anlaby. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Anlaby to see if the conveyancing costs will increase in light of this.