I have just been advised by my mortgage adviser that my Ashton in Makerfield lawyer is not on the mortgage company Solicitor panel. What can I do to be sure if this is correct?
You need to call your Ashton in Makerfield conveyancer. It is reasonable to expect your lawyer to inform you of the situation. If they are not on the panel they may be able to suggest a Ashton in Makerfield conveyancing firm that is on the approved list of lawyers for your bank.
It is a dozen years since I acquired my property in Ashton in Makerfield. Conveyancing lawyers have just been retained on the sale but I can't locate the title documents. Will this jeopardise the sale?
You need not be too concerned. Firstly there is a possibility that the deeds will be with the lender or they could be in the possession of the conveyancers who acted in the purchase. Secondly in most cases the land 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. Almost all conveyancing in Ashton in Makerfield involves registered property but in the rare situation where your home is unregistered it is more problematic but is not insurmountable.
Two weeks ago we had a mortgage agreed in principle with Co-operative. Ashton in Makerfield conveyancing practitioners are chosen. How long does it take for Co-operative to issue the offer to the solicitor?
Some lenders take longer than others. Have Co-operative completed the valuation? Have you informed Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have a mortgage with UBS for my property in Ashton in Makerfield. Conveyancing was finalised 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?
UBS must be informed of your intention prior to letting out your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS 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 UBS directly. You need not do this via a UBS conveyancing panel lawyer.
I am selling my apartment. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Yorkshire BS are being problematic. The Ashton in Makerfield solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire 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.
I am close to exchanging contracts on the sale of our home in Ashton in Makerfield and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any high street Ashton in Makerfield lawyer would know that there is no such problem. It does beg the question why the purchasers are using a web based conveyancing practice rather than a conveyancing solicitor in Ashton in Makerfield. We have lived in Ashton in Makerfield for 4 years we know that this is a non issue. Do we get in touch with our local Authority to seek confirmation need.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Despite weeks of looking the Title Certificate and documents to our house are lost. The solicitors who conducted the conveyancing in Ashton in Makerfield 5 years ago no longer exist. What are my next steps?
In today’s world there are duplicates made of almost everything, and your solicitor should know precisely where to look for all the suitable paperwork so you may buy or dispose of your property without any difficulty. If copies are not available, your conveyancer can arrange cover in the form of insurance or indemnities against future claims on the property.
What does commercial conveyancing in Ashton in Makerfield cover?
Commercial conveyancing in Ashton in Makerfield covers a wide array of services, given by qualified solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.