I'm the sole beneficiary of my late grandmother’s estate and I have everything in my name alone, including the house in Hale. Conveyancing formalities meant that the Land Registry date was in April. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership may be regarded the same way as though I had purchased the property in April. Is the property unsalable for six months?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. How practical a view banks take of it, depend on the mortgage company as this obligation principally exists to pick up on the purchase and immediately sell or the flipping of properties.
I am currently in the process of buying my council flat in Hale. I have a mortgage agreed with Coventry BS. 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 use 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 Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
I am selling my flat. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Bank of Ireland are being pedantic. The Hale solicitor who is on the Bank of Ireland conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
We are purchasing a house and the conveyancer has identified Chancel Repair to which the house could be obligated to contribute to as it falls into the area of such a church. She has recommended insurance. Is this really necessary for conveyancing in Hale
Unless a prior acquisition of the house completed after 12 October 2013 you may expect lawyers handling conveyancing in Hale to remain recommending a chancel search and or insurance against a claim.
The deeds to our house can not be found. The lawyers who dealt with the conveyancing in Hale 4 years ago have long since closed. What are my options?
Assuming you have a registered title the details of your proprietorship will be documented by the Land Registry under a Title Number. It is easy to carry out a search at the Land Registry, identify your property and secure current copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will in most cases retain a certified copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
How does conveyancing in Hale differ for newly converted properties?
Most buyers of new build or newly converted property in Hale come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is ready to move into. This is because new home sellers in Hale usually buy 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 property lawyers 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 used to new build conveyancing in Hale or who has acted in the same development.
Is it simple use the search app to select a conveyancing practitioner in Hale on the panel for my bank?
Step one is to choose a lender such as Birmingham Midshires, The Mortgage Works or TSB then specify your preferred area e.g. Hale. Conveyancing practices in Hale and across England and Wales will then be shown.
We are four weeks into a residential purchase having been referred to a firm by the high street agent to carry out the conveyancing in Hale. I am am extremely dissatisfied with the level of service. Can you help me find new conveyancers?
A solicitor would need to be really bad in order to consider replacing them. Has the mortgage offer been generated? In the event that it has you need to advise them of the new conveyancer and ensure the loan are issued to the new lawyers. Your solicitor ideally needs to be on the mortgage company approved list to avoid added costs and frustration. So that should be your first question of the new lawyers. The find a solicitor tool can assist you in finding a lender approved lawyer for your home move in Hale