My house in Baguley is up for sale and I have accepted an offer. Will the conveyancing practitioner have to be required to be on the Principality conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Principality conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently in recent years.
My stepmother pointed out to me me that in buying a property in Baguley there may be a number of restrictions as to what one can do in terms of external changes to the property. Is this right?
There are anumerous of properties in Baguley which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Baguley should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am being told by my lawyer that missing deeds insurance is needed on my purchase. What is the level of cover for Baguley conveyancing?
The right level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between Nationwide Building Society and Coventry Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.
I am due to exchange contracts on my house. I had a double glazing fitted in November 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Coventry BS are being pedantic. The Baguley solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance 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.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Baguley?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Baguley. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a straight forward, chain free conveyancing. Baguley is where the house is located. Is there any advice you can impart?
Flying freeholds in Baguley are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Baguley you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Baguley may ascertain 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 need to find a conveyancing solicitor for my conveyancing in Baguley. I've land on a site which appears to be the perfect solution If it is possible to get all this stuff completed via email that would be preferable. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
At what stage do I cover the costs of stamp duty due for my Baguley property purchase?
Your lawyer will fill out a Land Transaction Return Form for you as part of your Baguley conveyancing transaction for you to sign. On completion your property lawyer will submit the STL Return Form to the Inland Revenue and - as long as they have the money - pay any tax bill liability on your behalf.