It is is a decade since I purchased my house in Berrylands. Conveyancing solicitors have now been appointed on the sale but I can't locate the deeds. Will this jeopardise the sale?
Don’t worry too much. First there is a chance that the deeds will be retained by your lender or they may be in the possession of the lawyers who handled the purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Nearly all conveyancing in Berrylands involves registered property but in the unlikely event that your home is unregistered it is more problematic but is not insurmountable.
I have been advised by my conveyancer that missing deeds insurance is needed on my purchase. What is the level of cover for Berrylands conveyancing?
The appropriate level of missing deeds indemnity insurance depends on who your lender is. It would differ for example between HSBC Bank and Chelsea Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
I have decided to exercise my right to buy my property in Berrylands off the council. I have a mortgage agreed with Barclays. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.
I am due to exchange contracts on my flat. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Santander are being problematic. The Berrylands solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
My friend recommended that if I am purchasing in Berrylands I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Berrylands conveyancing searches. It is not a small report of more than thirty pages, listing and detailing important information about Berrylands around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data about Berrylands.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The conveyancers who dealt with the conveyancing in Berrylands 5 years ago have long since closed. What are my next steps?
Gone are the days when you need to hold title deeds to evidence that you own the land or property, as the Land Registry hold details of all registered land or property electronically.
I need to instruct a conveyancing solicitor in Berrylands for my house move. Can I review a solicitor's record with the legal regulator?
You can find documented Solicitor Regulator Association (SRA) decisions arising from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. To find information Pre 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA could recorded call for training requirements.
Me and my fiance are soon to exchange buying a property in Berrylands but as a consequence of wreckage from the recent storms I have negotiated recompense from the owner of £3k taking the form of a reduction in the price. I had intended this to be dealt with as part of the conveyancing process but the bank will not agree to this. Should they have been involved?
Your conveyancing practitioner being on the lender approved list is obliged to disclose to the mortgage company of any amendments to the sale figure. In the event that you did not allow your solicitor to report the price change to your lender then they would need to disinstructing themselves from acting for you and the mortgage company.