I can't travel far from Battersea. I would like to know the logic why all Battersea solicitors aren't automatically on all lender panels?
A decade ago most lenders displayed an attitude to risk which is different than today. The Financial Services Authority in 2010 instigated a thematic review into property fraud which in summary warned lenders: know the conveyancers on your panel. As a result, lenders have subsequently looked to extract more data from law firms concerning their processes and the individuals employed by them and set certain criteria such as completing a minimum amount of transactions. Many law practices have found themselves removed from lender panels even though they had an exemplary track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms found it impossible satisfy the minimum amount of transactions the lenders required.
It is 10 years ago since I bought my home in Battersea. Conveyancing solicitors have just been instructed on the sale but I can't track down my deeds. Is this a major issue?
Don’t worry too much. Firstly the deeds may be with your lender or they may be in the possession of the solicitor who acted in the purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Nearly all conveyancing in Battersea involves registered property but in the unlikely event that your property is unregistered it is more problematic but is resolvable.
My bid for a property was accepted at auction in Battersea. Conveyancing is necessary. What is next?
Given that you have now exchanged you now have to hire the services of a conveyancing practitioner as a matter of priority as you are facing a pending deadline in which to complete the property. An auction property will have a bespoke auction pack. This will include evidence of title and search results. In the case of leasehold property the auction papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You must hand this to the conveyancer working for you at the earliest opportunity. Do make sure that your finances are organised to complete on the date specified in the contract.
Forgive me if this question is silly but I am new to the house moving as FTB of a garden flat in Battersea. Do I pick up the keys to the house on the completion date from my solicitor? If this is the case, I will find a High Street conveyancing solicitor in Battersea?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the owner’s conveyancers, and shortly after the monies have arrived, you will be called to collect the keys from the property Agents and start moving into the property. Usually this happens early afternoon.
My husband and I have organised the release of further funds on our mortgage from Nottingham as we want to carry out a loft conversion to our house in Battersea. Do we need to appoint a local Battersea solicitor on the Nottingham conveyancing panel to deal with the paperwork?
Nottingham don't usually require a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham list.
I need some fast conveyancing in Battersea as I am under pressure to exchange contracts within one month. A home loan is not required. Is it possible to avoid the conveyancing searches to save money and time?
As you are are a mortgage free buyer you are at free not to have searches carried out although no conveyancer would recommend that you don't. With plenty of history conveyancing in Battersea the following are examples of issues that can crop up and therefore impact future saleability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Road Schemes,...
Despite weeks of looking the Title Certificate and documents to my home can not be found. The conveyancers who handled the conveyancing in Battersea 10 years ago no longer exist. What are my next steps?
You no longer need to hold title official documentation to establish that you are the registered proprietor of land or property, as the Land Registry have everything they need in a digital format.
How does conveyancing in Battersea differ for newly converted properties?
Most buyers of new build or newly converted property in Battersea come to us having been asked by the seller to sign contracts and commit to the purchase even before the premises is constructed. This is because builders in Battersea usually 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 conveyancers 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 accustomed to new build conveyancing in Battersea or who has acted in the same development.