I have been advised by my conveyancer that chancel insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Chopwell?
The right level of chancel indemnity insurance depends on who your lender is. It would differ for example between Halifax and Chelsea Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
I have paid off my mortgage with HSBC. I assume I don't need a Chopwell solicitor on the HSBC panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
Nottingham have agreed my home loan in principle, my offer on a property in Chopwell has been accepted, now what?
Your estate agent will wish to be advised as to your property lawyer's details (make sure the conveyancing practitioners are on the lender’s approved list). Contact Nottingham or your broker and finish off any relevant forms. Nottingham will instruct a valuer who will get in contact with the estate agent or vendor to schedule an appointment. Once conducted (assuming no problems) it takes about a fortnight to receive the mortgage offer. Nottingham will issue the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Chopwell.
My wife and I are selling our property in Chopwell and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any local conveyancer would know this is not the case. It does beg the question why the buyers are using a national conveyancing outfit as opposed to a conveyancing solicitor in Chopwell. Having lived in Chopwell for six years we know that this is a non issue. Is it a good idea to contact our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You need to 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)
I have recentlyfound out that Arc property Solicitors have been shut down. They conducted my conveyancing in Chopwell for a purchase of a leasehold apartment 9 months ago. How can I establish that my home is not still registered in the name of the former proprietor?
The easiest method to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Chopwell conveyancing specialists.
Due to the advice of my in-laws I had a survey completed on a property in Chopwell in advance of retaining lawyers. I have been told that there is a flying freehold element to the property. My surveyor advised that some mortgage companies tend refuse to give a mortgage on this type of premises.
It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. If you contact us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Chopwell. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Chopwell to see if the conveyancing will be more expensive.
I am thinking of appointing a conveyancing practitioner in Chopwell for my home move. Is there any facility to see a solicitor's record with the profession’s regulator?
You can read published Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. For records Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The SRA sometimes monitor call for training requirements.
Is there a reason that Chopwell conveyancing charges are more expensive for leasehold and freehold properties?
Leasehold conveyancing in Chopwell more often than not will involve additional work for instance fully examining the lease, communicating with the landlord, obtaining up to date rent receipts, landlord’s consents, management company’s accounts amongst other tasks.