Me and my partner are purchasing a leasehold flat in Datchet and Langley. My lawyer is not listed on the mortgage company solicitor panel. Am I still permitted to retain my Datchet and Langley conveyancing solicitor notwithstanding that they are excluded from the mortgage company panel of approved conveyancing solicitors?
You must have a solicitor to deal with the formalities if you take out a mortgage to purchase your property. The lawyer will carry out all the necessary investigations on the property, make sure that you’re properly registered as the owner and ensure that all the required mortgage documentation is dealt with. You may appoint a Datchet and Langley property lawyer of your choice. However, where the conveyancer selected is not a member of the lender conveyancing panel further fees will be levied as separate legal representation will be required by them. Bank panel applications may be submitted, so where your conveyancer has not historically sought membership they can do so.
AssumingI were to purchase a simple residential homein Datchet and Langley mortgage fee and dispense with a survey and no conveyancing searches how much should I expect to have to pay for conveyancing in Datchet and Langley?
The only reduction in fees you would achieve is the Datchet and Langley conveyancing searches. A property lawyer is obliged to do the vast majority of work - money laundering, liaising with the vendors conveyancing practitioner, stamp duty return, register the property etc. You might save a bit for them not having to register a mortgage but it won't be a lot.
It is is a decade since I acquired my house in Datchet and Langley. Conveyancing solicitors have recently been instructed on the sale but I can't track down the title deeds. Is this a major issue?
Don’t worry too much. First the deeds may be kept by your lender or they may be archived with the conveyancers who handled your purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. Nearly all conveyancing in Datchet and Langley relates to registered property but in the rare situation where your home is not registered it is more problematic but is resolvable.
The mortgage over my property is with Barclays for my property in Datchet and Langley. Conveyancing has been completed some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Barclays?
Your original mortgage agreement with Barclays will provide that you need their approval before renting your property as this is likely to be a breach of Barclays’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. It should not be necessary to do this via a Barclays conveyancing panel lawyer.
I am selling my flat. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being problematic. The Datchet and Langley solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Datchet and Langley solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Datchet and Langley surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am looking for a ground for flat up to £195,000 and identified one near me in Datchet and Langley I like with a park and transport links nearby, the downside is that it only has 61 years unexpired on the lease. There is not much else in Datchet and Langley for this price, so just wondered if I would be making a mistake buying a short lease?
If you require a home loan that many years may be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you can request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.
My wife and I have selected a Datchet and Langley conveyancing solicitor for our house purchase (FTB’s) and have noticed in the Ts and Cs that they are not overseen by the FCA. Need I be worried or is that the norm with conveyancing practitioner?
We can't see why they should be. Most lawyer don't lend money. They will be governed by the SRA, who have stringent rules in relation to funds deposited by them.