It is is a decade since I bought my house in Ferndown. Conveyancing lawyers have recently been appointed on the sale but I am unable to track down my title documents. Is this a problem?
You need not be too concerned. Firstly there is a possibility that the deeds will be retained by your lender or they may be in the possession of the solicitor who handled the purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining current official copies of the land registers. Nearly all conveyancing in Ferndown involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is not insurmountable.
Do the Building Society Association intend to launch a online directory to list solicitors on the Melton Mowbray Building Society conveyancing panel for instance in Ferndown?
We are not aware of any intention on the part of the BSA to develop such a search facility.
My colleague recommended that where I am buying in Ferndown I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Ferndown conveyancing searches. It is not a small document of about 40 pages, listing and setting out important information about Ferndown around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Ferndown Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Ferndown Education with plans and statistics, Local Amenities and other useful information concerning Ferndown.
How does conveyancing in Ferndown differ for new build properties?
Most buyers of new build premises in Ferndown come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is finished. This is because new home sellers in Ferndown usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Ferndown or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a property in Ferndown prior to retaining solicitors. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some mortgage companies may not grant a loan on a flying freehold house.
It varies from the lender to lender. Santander has different requirements for example to Nationwide. If you e-mail us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Ferndown. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ferndown to see if the conveyancing costs will increase in light of this.
In what way can the Landlord & Tenant Act 1954 impact my commercial property in Ferndown and how can you help?
The particular law that you refer to provides security of tenure to business tenants, giving them the legal entitlement to make a request to court for a renewal tenancy and remain in occupation when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Ferndown is one of our hundreds of locations in which our lawyers are located