I am not well enough to travel far from Elmstead. Please spell out why all Elmstead conveyancing practitioners are not on all mortgage company panels?
Banks highlight the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud annually.The removal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its outcome included recommendations for lending institutions to review their conveyancing panels, which kicked off a major policy change in the sector. It led to mortgage companies pruning a number of firms off their books of approved solicitors .
It is is a decade since I acquired my property in Elmstead. Conveyancing solicitors have just been appointed on the sale but I can't find the title documents. Will this cause complications?
Don’t worry too much. Firstly there is a chance that the deeds will be retained by the mortgage company or they could be in the possession of the solicitor who oversaw the purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Nearly all conveyancing in Elmstead involves registered property but in the unlikely event that your home is unregistered it is more tricky but is resolvable.
This question may be naive but I am new to the process as FTB of a garden flat in Elmstead. Do I pick up the keys to the house on completion from my lawyer? If so, I will appoint a High Street conveyancing solicitor in Elmstead?
On the day of completion you will not be required to attend the conveyancers office in Elmstead. Conveyancing lawyers for you will transfer the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you will be called to collect the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.
I have decided to exercise my right to buy my property in Elmstead off the council. I have a mortgage agreed with Kent Reliance. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
Nottingham have agreed my mortgage in principle, my bid on a house in Elmstead has been accepted, now what?
Your property agent will wish to know who your solicitors are (ensure that the property lawyers are on the bank’s approved list). Call up Nottingham or the broker and complete any relevant forms. Nottingham will appoint a valuer who will get in contact with the estate agent or seller to arrange a time for the valuation to occur. Once conducted (assuming no problems) it takes approximately a week to get a 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 Elmstead.
Will commercial conveyancing searches disclose proposed roadworks that could affect a commercial land in Elmstead?
Many commercial conveyancing solicitors in Elmstead will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Elmstead. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Elmstead.
For every commercial conveyancing transaction in Elmstead it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to Elmstead commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Elmstead.
I have todaydiscovered that Stirling Law have been shut down. They carried out my conveyancing in Elmstead for a purchase of a leasehold flat 9 months ago. How can I be sure that the property is in my name in the name of the previous owner?
The easiest method to check if the property 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 Elmstead conveyancing specialists.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a straight forward, chain free conveyancing. Elmstead is the location of the property. What do you suggest?
Flying freeholds in Elmstead are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Elmstead you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Elmstead may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.