We are buying a 1 bedroom flat in Godshill with a mortgage. We like our Godshill solicitor, however the bank says she’s not on their "panel". It seems we have little choice but to instruct one of the lender panel firms or keep our Godshill conveyancing practitioner as well as pay for one of their panel lawyers to act for them. We regard this is inequitable; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Godshill conveyancing solicitor to apply to be on the conveyancing panel.
It is 10 years ago since I acquired my house in Godshill. Conveyancing lawyers have just been instructed on the sale but I am unable to find the title deeds. Is this a problem?
Don’t worry too much. First there is a possibility that the deeds will be with the mortgage company or they may be in the possession of the lawyers who handled the purchase. Secondly in most cases the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Nearly all conveyancing in Godshill relates to registered property but in the unlikely event that your property is unregistered it is more tricky but is resolvable.
Do I need to attend the offices of the solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Godshill so that I can attend their offices if required.
These days approved lawyers for lenders undertake their work through Royal Mail, internet or over phone calls. This means that they can undertake the legal work for your home move regardless of where you live in the country. That being said you should check if you have the option of attending the offices of your conveyancing lawyer if you prefer.
My wife and I are planning on selling our house in Godshill and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used an online conveyancing practice as opposed to a conveyancing solicitor in Godshill. We have lived in Godshill for three years we know of no issue. Do we get in touch with our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I have justfound out that Arc property Solicitors have been shut down. They conducted my conveyancing in Godshill for a purchase of a leasehold apartment 12 months ago. How can I check that the property is registered correctly in the name of the former proprietor?
The easiest way to see if the property is registered to you, 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 Godshill conveyancing specialists.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Godshill is the location of the property. Is there any guidance you can impart?
Flying freeholds in Godshill are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Godshill you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Godshill may decide 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 premises.