It is 10 years ago since I bought my home in Broughton In Furness. Conveyancing lawyers have recently been appointed on the sale but I can't locate the title documents. Is this a problem?
You need not be too concerned. Firstly there is a possibility that the deeds will be kept by the mortgage company or they could be in the possession of the lawyers who acted in your purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining current official copies of the land registers. Nearly all conveyancing in Broughton In Furness relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.
Forgive me if this question is silly but I am wet behind the ears as a first time purchaser of a two bedroom flat in Broughton In Furness. Do I collect the keys to the house on completion from my lawyer? If this is the case, I will find a local conveyancing solicitor in Broughton In Furness?
On the day of completion you will not be required to go to the conveyancers office in Broughton In Furness. Conveyancing lawyers for you will arrange to send the purchase money to the owner’s conveyancers, and once they have received this, you will be invited to receive the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.
I happen to be the sole recipient of my late father’s will and I have everything in my name now, including the my former home in Broughton In Furness. Conveyancing formalities meant that the Land Registry date was in December. I now wish to sell up. I do know about the CML six month 'rule', which means that my property ownership could be considered the same way as though I had purchased the house in December. Do I have to wait 6 months to sell?
The CML handbook instructs 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 practical a view mortgage companies take of it, depend on the mortgage company as this requirement is primarily there to identify the purchase and immediately sell or the flipping of property.
When it comes to lenders such as Skipton, do Broughton In Furness conveyancers face a yearly amount to be on the conveyancing panel?
We are not aware of any bank fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
My wife and I are close to exchanging contracts on the sale of our home in Broughton In Furness and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A high street Broughton In Furness lawyer would know that there is no such problem. For the life of me I don't know why the purchasers used a national conveyancing practice as opposed to a conveyancing solicitor in Broughton In Furness. Having lived in Broughton In Furness for 5 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain confirmation that there is no issue.
It would appear that you have a conveyancing firm already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
Despite weeks of looking the Title Certificate and documents to my home are lost. The conveyancers who handled the conveyancing in Broughton In Furness 10 years ago no longer exist. Will I be able to sell the house?
As long as you have a registered title the details of your ownership will be recorded by HMLR with a Title Number. It is possible to execute a search at the Land Registry, locate your property and obtain up to date copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will in most cases hold a certified duplicate of the Registered Lease and again, a copy can be ordered for a small fee.
I'm buying a new build house in Broughton In Furness with a mortgage from Santander. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not inform my solicitor about this deal as it will affect my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Is it possible to swap conveyancer as I have to retain one who is on the Nationwide Building Society conveyancing list. I hired a family conveyancing solicitor in Broughton In Furness round the corner but the firm is not accepted by Nationwide Building Society
We will our best to assist in finding you a conveyancing solicitor in Broughton In Furness on the Nationwide Building Society panel. Please note that the conveyancers that we list do not pay us fee if you instruct them and are authorised and regulated by the SRA who oversee all conveyancing solicitors in Broughton In Furness. In making use of search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Broughton In Furness.