Me and my wife are buying our first home. The solicitor has calledto ask if we want to take out supplemental conveyancing searches. We are really unsure what's relevant for conveyancing in Beaufort
The range of Beaufort conveyancing searches depends primarily on the property, the location, the likelihood of any of these risks, your knowledge of the region and risks, your general attitude to risk. What is important is that you adequately appreciate what information each search could provide. You may then decide if you personally think you need that information. If in doubt, ask your conveyancer to guide you.
It is is a decade since I acquired my home in Beaufort. Conveyancing lawyers have just been appointed on the sale but I am unable to locate the title deeds. Will this cause complications?
You need not be too concerned. First the deeds may be with the mortgage company or they could stored with the conveyancers who acted in the purchase. Secondly in most cases the title 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. Almost all conveyancing in Beaufort involves registered property but in the rare situation where your home is unregistered it is more of a problem but is not insurmountable.
I am refinancing my flat in Beaufort, does my lawyer have to be on the Skipton Solicitor panel?
There is nothing to stop you using your solicitor, but Skipton will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I'm the only beneficiary of my late grandmother’s estate and I have everything in my name now, including the my former home in Beaufort. The Beaufort property was put into my name in November. I want to move. I understand that there is a CML 6 month 'rule', which means that my proprietorship may be regarded the same way as if I'd bought the house in November. Will no one buy the property for half a year?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How sensible a view mortgage companies take of it, depend on the lender as this provision is principally there to capture subsales or the flipping of properties.
I am currently in the process of buying my council flat in Beaufort. I have a mortgage offer with TSB. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
Our sealed bid on a semi in Beaufort has been accepted, the vendors do nevertheless have a connected purchase. The owners have offered on a flat, however it’s not yet agreed to, and are looking at other apartments booked. I have selected a bricks and mortar conveyancing solicitor in Beaufort. What do I do now? When should I get the mortgage application with HSBC going?
It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx £1k, then survey, Beaufort conveyancing search charges, etc). First, you must check that your lawyer is on the HSBC conveyancing panel. Regarding the next stages this very much depends on the uniqueness of your transaction, attraction to the property and on the state of the market. In a hot market the majority of home buyers would apply for a home loan with HSBC and arrange for the valuation and only if it was satisfactory would they pay their lawyer to proceed with the conveyancing in Beaufort.
I used Wolstenholmes several years ago for my conveyancing in Beaufort. I now require my file but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Beaufort of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Over the last few months I have been searching for a leasehold apartment up to £305k and identified one close by in Beaufort I like with amenity areas and railway links nearby, however it's only got 52 years on the lease. There is not much else in Beaufort for this price, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a mortgage that many years will be problematic. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.