IfI was to purchase a simple residential propertyin Canford Heath for cash and dispense with a survey and no conveyancing searches how much would I expect to to save on my conveyancing in Canford Heath?
Any savings you would gain would be limited to the disbursement for searches. The property lawyer still be obliged to do everything else - money laundering, communicating with your vendors lawyer, SDLT return, register the ownership etc. You might save a bit for them not needing to register a charge but it won't be a lot.
I'm the single recipient of my late father’s estate and I have everything in my name now, including the house in Canford Heath. The Canford Heath property was put into my name in January. I plan to dispose of the property. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership may be regarded the same way as if I'd bought the house in January. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ 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 may be affected by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this obligation primarily exists to identify subsales or the flipping of properties.
Is it the case that all Canford Heath CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing list of approved practices?
A selection of banks and building societies now use CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
We expect to receive a OIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Canford Heath solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Canford Heath solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
I have a terraced Georgian house in Canford Heath. Conveyancing solicitor acted for me and TSB. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold with the matching address. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Canford Heath and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing solicitor who completed the work.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Canford Heath is the location of the property. What do you suggest?
Flying freeholds in Canford Heath are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Canford Heath you must be sure that your lawyer goes 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 Canford Heath may decide 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 residence.
How do I use your search facility to get a fee calculation from a conveyancing practitioner in Canford Heath on the panel for my lender?
Step one is to choose a bank such as Accord Mortgages Ltd, Norwich and Peterborough Building Society or Alliance & Leicester then type in your preferred area e.g. Canford Heath. Conveyancing firms in Canford Heath and further afield should be listed.
Do I need to attend the offices of the lender conveyancing panel solicitor to execute the legal charge? If so, I will choose one who does conveyancing in Canford Heath so that I can pop in to their offices when needed.
Most conveyancing panel lawyers for the lender undertake all of the work via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in Canford Heath. However you should check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.