It is is a decade since I purchased my house in Common Edge. Conveyancing lawyers have recently been instructed on the sale but I can't find my deeds. Is this a problem?
Don’t worry too much. Firstly the deeds may be retained by the lender or they could stored with the conveyancers who acted in the purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. Almost all conveyancing in Common Edge relates to registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.
How do I investigate if the solicitor conducting my conveyancing in Common Edge is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Santander thus paying £192.00 in additional conveyancing invoice.
Please do take advantage of the find a conveyancing panel solicitor tool on this web page. Please choose the mortgage company and type ‘Common Edge’ or your preferred area and you will see numerous conveyancers offices in Common Edge or near you.
Is it the case that all Common Edge CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing panel?
Some major lenders now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.
Can you point me to a directory of Kent Reliance panel conveyancers in Common Edge on the Building Society Association’s Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. A small selection of banks make their panel listings open the public online. If you are in need of a Common Edge solicitor on the Kent Reliance please use our tool.
I have paid off my mortgage with TSB. I assume I don't need a Common Edge conveyancing practitioner on the TSB panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your TSB 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 TSB mortgage from the register. TSB, 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 TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
Are there restrictive covenants that are commonly identified as part of conveyancing in Common Edge?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Common Edge. 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 simple is it to use the search app to choose a conveyancing practitioner in Common Edge on the authorised to act for my bank?
1st select a lender such as Yorkshire Building Society, Bank of Scotland or Alliance & Leicester then type in your location e.g. Common Edge. Conveyancing practices in Common Edge and nationally should be identified.
I am employed by a long established estate agent office in Common Edge where we have experienced a few flat sales derailed as a result of short leases. I have been given conflicting advice from local Common Edge conveyancing firms. Please can you shed some light as to whether the vendor of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Common Edge Leasehold Conveyancing - A selection of Queries Prior to Purchasing
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How long is the Lease? Generally speaking the outlay for major works tend not to be incorporated into the service charges, albeit that some managing agents in Common Edge require leaseholders to pay into a sinking fund and this is used to offset against major repairs or maintenance. It would be sensible to find out if there are any onerous prohibitions in the lease. By way of example it is very common in Common Edge leases that pets are not permitted in certain buildings in Common Edge. If you love the propertyin Common Edge however your cat is not allowed to move with you then you have a very difficult decision.