As someone not used to conveyancing in Downham what is the number one tip you can give me concerning the ownership transfer in Downham
You may not hear this from too many lawyers but conveyancing in Downham or throughout England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there is plenty of opportunity for conflict between you and others involved in the transaction. E.g., the seller, estate agent and even potentially a mortgage company. Appointing a lawyer for your conveyancing in Downham should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the legal process whose role it is to protect your best interests and to keep you safe.
Every so often a potential adversary will try and sway you that it is in your interests to do things their way. For example, the property agent may claim to be helping by suggesting your lawyer is slow. Or your financial adviser may try to convince you to do take action that is against your solicitors advice. You should always trust your lawyer above all other parties in the home moving process.
Our mortgage company has suggested solicitors on their panel based in Downham but I would rather use a conveyancing lawyer in Downham local to me. Can you help?
Not all Downham conveyancing solicitors are approved and listed on all lender’s conveyancing panel. Use our find an approved solicitor tool to identify a Downham conveyancing conveyancer on the on the bank panel.
I have been advised by my lawyer that lack of planning permission insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Downham?
The appropriate level of lack of planning permission indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and Barnsley Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
We have agreed to purchase a house in Downham. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Skipton be concerned?
Given that your lender is Skipton your lawyer must comply with the conveyancing requirements contained in Section 2 of UK Finance Lenders’ Handbook for Skipton. The Council of Mortgage Lenders’ Handbook includes minimum conditions for solar panel roof-space leases, and solicitors are required to report to Skipton where a lease fails to meet these provisions. The conditions relate to the installation of panels on properties in England and Wales and is not restricted to Downham.
The mortgage over my property is with Virgin Money for my property in Downham. Conveyancing has been completed months ago. If I am intending 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 Virgin Money?
Virgin Money must be informed of your intention before letting out your property as this is likely to be a breach of Virgin Money’s mortgage conditions. It may be that Virgin Money 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 Virgin Money directly. You need not do this via a Virgin Money conveyancing panel firm.
The deeds to my house are lost. The lawyers who dealt with the conveyancing in Downham 5 years ago are no longer around. What are my next steps?
You no longer need to have the physical official documentation to establish that you own the land or property, given that the Land Registry hold details of all registered land or property electronically.
I opted to have a survey done on a property in Downham in advance of instructing lawyers. I have been told that there is a flying freehold aspect to the property. My surveyor advised that some mortgage companies may not issue a loan on such a premises.
It depends who your proposed lender is. Santander has different instructions for example to Birmingham Midshires. Should you wish to call us we can look into this further with 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 Downham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Downham to see if the conveyancing costs will increase in light of this.
I'm converting the mortgage on my current property to a buy to let mortgage with Norwich and Peterborough Building Society and I will use the ballance of the raised equity towards another property. The location we are talking about is Downham. Will your conveyancers be able to act for both sets of lenders and tie in the two deals?
Do use our search tool on this site to ensure that the solicitors are on the relevant lender panels. On the basis that they are the conveyancer will be able to simultaneously deal with the two deals but you should have a chat with you conveyancer and specify your expectations and needs.