It is a dozen years since I purchased my property in Godshill. Conveyancing solicitors have just been retained on the sale but I am unable to locate the title deeds. Will this jeopardise the sale?
Don’t worry too much. First there is a chance that the deeds will be kept by your mortgage company or they may still be with the conveyancers who oversaw the purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Almost all conveyancing in Godshill relates to registered property but in the rare situation where your property is not registered it is more problematic but is resolvable.
Do I need to attend the offices of the solicitor to execute the legal charge? If so, I will instruct a firm who offer conveyancing in Godshill so that I can attend their offices if required.
As opposed to 15 years ago, almost all banks no longer need their conveyancing panel lawyer to witness the borrowers signature. It will still be necessary for you to hand over identification documents and there are still manifest advantages to instructing a locally based solicitor, in your case a conveyancing solicitor in Godshill.
My wife and I are purchasing a property in Godshill. It might be a silly question but how we can trust a conveyancer? At some point we will need to send funds into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
is it true that all Godshill solicitor firms on the Nottingham conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Nottingham conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some mortgage companies do permit licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers.
I am selling my house. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, UBS are being a right pain. The Godshill solicitor who is on the UBS conveyancing panel is recommending indemnity insurance as a solution but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
A friend advised me that where I am buying in Godshill I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your Godshill conveyancing searches. It is not a small document of more than thirty pages, listing and detailing significant information about Godshill around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Godshill Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Godshill Education with plans and statistics, Local Amenities and other useful information regarding Godshill.
I'm buying a new build house in Godshill with a mortgage from Coventry Building Society. The sellers would not budge the price so I negotiated 6k of extras instead. The estate agent suggested that I not to tell my lawyer about this extras as it will affect my mortgage with Coventry Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Godshill is where the house is located. Is there any advice you can give?
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 mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Godshill may determine 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.