I'm the sole beneficiary of my late mum's estate and I have everything in my name now, including the house in Cranfield. Conveyancing formalities meant that the Land Registry date was in October. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership could be regarded the same way as if I'd bought the house in October. Will no one buy the property for half a year?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. Some banks would take a sensible view as this provision chiefly exists to identify subsales or the wholesaling and assigning of property.
I have today made my last payment due on my mortgage with Virgin Money. I assume I don't need a Cranfield conveyancer on the Virgin Money panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I am currently in the process of buying my council flat in Cranfield. I have a mortgage offer with Santander. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
What does a local search tell me regarding the property we're purchasing in Cranfield?
Cranfield conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations for example Xpress Legal The local search is essential in every Cranfield conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your new home. The search should supply information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
The deeds to my property are lost. The solicitors who did the conveyancing in Cranfield 10 years ago have long since closed. What are my next steps?
Nowadays there are duplicates made of almost everything, and your lawyer will be aware exactly where to find all the suitable documentation so you can purchase or dispose of your house without a hitch. If copies are not available, your solicitor may be able to put in place insurance or indemnities protecting you against possible claims on the premises.
I opted to have a survey done on a house in Cranfield ahead of appointing conveyancers. I have been advised that there is a flying freehold element to the property. Our surveyor has said that some lenders tend not give a loan on such a premises.
It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. Should you wish to telephone us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Cranfield. Conveyancing will be smoother if you use a solicitor in Cranfield especially if they are familiar with such properties in Cranfield.
How does the Landlord & Tenant Act 1954 affect my business property in Cranfield and how can your lawyers assist?
The particular law that you refer to affords security of tenure to business tenants, giving them the right to make a request to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and assist with commercial conveyancing in Cranfield
I am using a search engine for the phrase on line conveyancing in Cranfield it shows results of numerous solicitorsin the area. With so much choice what is the best way to find the suitable property lawyer for me?
The best way of choosing a suitable conveyancer is via trusted testimonial, so seek the guidance of friends and those you trust who have acquired a property in Cranfield or a respected estate agent or mortgage broker. Fees for conveyancing in Cranfield vary, so it's a good idea to secure at least three costs illustrations from varying types of property lawyers. Be sure to obtain confirmation what costs in the quote includes.