My partner and I are acquiring residence in Arnos Grove. My lawyer is not listed on the bank solicitor list. Am I still permitted to retain my Arnos Grove conveyancing solicitor notwithstanding that they are not on the lender panel of approved conveyancing solicitors?
Your options include
- Proceed with your preferred Arnos Grove solicitor but your mortgage company will need to retain a solicitor on their approved list. The net result is additional fees together with probable frustration.
- Choose a new conveyancer to act in the purchase, obviously checking they are on the mortgage company conveyancing panel.
- Appeal to your lawyer to apply to join the mortgage company panel
Last December we completed a house move in Arnos Grove. We have noticed several problems with the property which we consider were missed in the conveyancing searches. What action can we take? What searches should? have been carried out for conveyancing in Arnos Grove?
The query is not clear as what problems have arisen and if they are specific to conveyancing in Arnos Grove. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, a property owner completes a form referred to as a SPIF. If the information ends up being misleading, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Arnos Grove.
It is 10 years ago since I acquired my home in Arnos Grove. Conveyancing lawyers have now been retained on the sale but I can't locate my title deeds. Is this a problem?
Don’t worry too much. Firstly there is a chance that the deeds will be with your mortgage company or they may be in the possession of the solicitor who acted in your purchase. Secondly in most cases the land will be registered 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. The vast majority of conveyancing in Arnos Grove relates to registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.
My wife and I purchasing a 4 bedroom semi-detached house in Arnos Grove. We would like to carry out a loft conversion at the property.Will the conveyancing process involve checks to determine if these works are permitted?
Your property lawyer will check the registered title as conveyancing in Arnos Grove can on occasion identify restrictions in the title documents which prohibit certain alterations or necessitated the permission of a 3rd party. Certain additions call for local authority planning permissions and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
When it comes to mortgage companies such as Co-operative, do Arnos Grove conveyancing practitioners have to pay an annual charge to be on the list of approved solicitors?
We are not aware of any mortgage company fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
I am selling my flat. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Coventry BS are being difficult. The Arnos Grove solicitor who is on the Coventry BS conveyancing panel is saying indemnity insurance will be fine but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Me and my brother own a 4 bedroom Victorian property in Arnos Grove. Conveyancing solicitor acted for me and Barclays Direct. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Arnos Grove and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with your conveyancing practitioner who conducted the purchase.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a simple, no chain conveyancing. Arnos Grove is the location of the property. What do you suggest?
Flying freeholds in Arnos Grove are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Arnos Grove you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Arnos Grove 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.