I have just been advised by my mortgage broker that my Beacontree Heath property lawyer is not on the bank Conveyancing panel. What can I do to be certain that this is indeed the case?
The first thing you need to do is to contact your Beacontree Heath lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
It is 10 years ago since I acquired my property in Beacontree Heath. Conveyancing solicitors have recently been retained on the sale but I can't track down the deeds. Will this jeopardise the sale?
Don’t worry too much. First the deeds may be retained by your mortgage company or they could be archived with the conveyancers who oversaw the purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Most conveyancing in Beacontree Heath relates to registered property but in the rare situation where your property is unregistered it is more tricky but is not insurmountable.
Are the BSA planning on creating a searchable register to list solicitors on the Coventry BS conveyancing panel for example in Beacontree Heath?
Lexsure has not been advised of any intention on the part of the BSA to promote such a search facility.
My fiancee and I are in the throws of viewing houses in Beacontree Heath and I am about to put in an offer. Should I already have a lawyer in place at this point? I intend to finance via a home loan with Aldermore.
It would be sensible to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. Given that you are taking out a mortgage with Aldermore, make sure you remember to check that your lawyer is on the Aldermore conveyancing panel.
I have instructed a Beacontree Heath property lawyer having made sure that they are on the Lloyds conveyancing panel. Does my lawyer arrange the survey of the property?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Beacontree Heath postcode. As you are getting a mortgage with Lloyds, you could contact them to see if they have a list of approved surveyors in Beacontree Heath.
Aldermore have agreed my mortgage in principle, my bid on a house in Beacontree Heath has been agreed to, now what?
Your property agent will need to be advised as to your conveyancer's details (ensure that the conveyancing practitioners are on the lender’s approved list). Contact Aldermore or your broker and complete any outstanding forms. Aldermore will sellect a valuer who will get in touch with the estate agent or seller to book a time for the valuation to occur. Once carried out (assuming no problems) it takes on average a week for the mortgage offer to be issued. Aldermore will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Beacontree Heath.
My husband and I are a fortnight into a leasehold purchase having been recommend to solicitors by the local agent to perform conveyancing in Beacontree Heath. We are not happy. Could you you assist me in finding new solicitors?
A conveyancer would have to be very bad to suggest changing them. Has the mortgage offer been sent? If so you must advise them of the replacement conveyancer and get the offer are re-issued. Your new conveyancer should be on the lenders approved list to avoid escalating expenses and frustration. That should be your first question of the new conveyancers. The find a solicitor tool will assist you in finding a lender approved solicitor for your conveyancing in Beacontree Heath
My mother and father cant seem to find their Beacontree Heath land registry title on the online search facility. They recall that back in the 60’s when they purchased the bungalow there were complications regarding Beacontree Heath not being identified on some systems.
The vast majority of residences in Beacontree Heath should be revealed. Have you tried a search with simply the postcode. Usually it will disclose all the residences within that postcode. Where recorded it will show up with a title number. If they bought 50 years ago it's conceivable it may be unregistered. The property could still be revealed but with the title number identified as 'na'. In this scenario you will need to locate the original title deeds which may be with your parent’s lender.