It is 10 years ago since I bought my house in Highams Park. Conveyancing solicitors have just been appointed on the sale but I am unable to track down my title deeds. Will this cause complications?
Don’t worry too much. Firstly the deeds may be with your mortgage company or they could be in the possession of the lawyers who acted in the purchase. Secondly the likelihood is that the land 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. The vast majority of conveyancing in Highams Park relates to registered property but in the unlikely event that your property is not registered it is more of a problem but is not insurmountable.
How do I find out if the solicitor conducting my conveyancing in Highams Park is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Alliance & Leicester thus spending £175.00 in supplemental conveyancing fees.
Feel free to take advantage of the find a lender approved solicitor tool on this page. Pick the mortgage company and type ‘Highams Park’ or your preferred area and you will be presented with a number of lawyer offices in Highams Park or by proximity to you.
I just acquired a property at auction in Highams Park. Conveyancing is necessary. What are my next steps?
Having legally committed yourself to purchase you should instruct a conveyancing solicitor quickly as you are facing a pending a drop dead date to complete the conveyancing. An auction property will ordinarily have a corresponding legal set of papers. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the conveyancing pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You must hand this to your appointed conveyancing solicitor ASAP. You also need to ensure that that you have the requisite funding in order to complete on the date specified in the contract.
We were going to get a DIP from Coventry BS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Coventry BS recommend any Highams Park solicitors on the Coventry BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Highams Park solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
I am due to exchange contracts on my apartment. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Coventry BS are being problematic. The Highams Park solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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.
I have a 4 bedroom Georgian house in Highams Park. Conveyancing practitioner represented me and TSB. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Highams Park and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing solicitor who carried out the work.
I am buying a new build apartment in Highams Park. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Highams Park
-
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please confirm the Lease plans are surveyor prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
We're new on the property ladder - had an offer accepted, yet the estate agent has warned us that the owners will only issue a contract if we instruct their chosen solicitors as they want an ‘expedited deal’. Our preferred option is to instruct a local solicitor who is familiar with conveyancing in Highams Park
It is highly unlikely the owners are driving this. Should the vendor desire ‘a quick sale', taking such a hostile approach to a motivated purchaser is is going to put the whole deal at risk. Bypass the agents and go straight to the sellers and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)however you are going to appoint your preferred Highams Park conveyancing firm - rather thanthe ones that will earn the estate agent a kickback or meet his conveyancing targets pre-set by senior management.