Is the fact that my conveyancer in Byfleet is not on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s work?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Byfleet conveyancing firm and enquire why they are no longer on the approved list for your lender.
We are downsizing from our home in Byfleet and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A local conveyancer would know that there is no such problem. It does beg the question why the buyers instructed an online conveyancing outfit as opposed to a conveyancing solicitor in Byfleet. Having lived in Byfleet for many years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek confirmation need.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You should check with 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 life insurance to cover that same ailment)
Are there restrictive covenants that are commonly identified as part of conveyancing in Byfleet?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Byfleet. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Byfleet differ for newly converted properties?
Most buyers of new build or newly converted property in Byfleet approach us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is completed. This is because builders in Byfleet 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 conveyancing solicitors 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 used to new build conveyancing in Byfleet or who has acted in the same development.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a simple, no chain conveyancing. Byfleet is where the house is located. Is there any advice you can impart?
Flying freeholds in Byfleet are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Byfleet you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Byfleet may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am purchasing a maisonette mortgage free. My lawyer has been handed with 2 distinct evidence of photographic ID, bank statement, multiple utility bills. Now he needs a copy from a probate lawyer acknowledging that the funds are legitimate and that it has come from inheritance and not dealing E's in Ibiza.
In today’s world you will not be able to complete any Byfleet conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Proof of your source of funds is required under Money Laundering Regulations.