It is a dozen years since I acquired my home in Hook. Conveyancing solicitors have just been retained on the sale but I can't track down my title documents. Will this cause complications?
Don’t worry too much. First there is a chance that the deeds will be retained by your mortgage company or they could be in the possession of the solicitor who acted in the purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Most conveyancing in Hook relates to registered property but in the unlikely event that your home is not registered it is more tricky but is not insurmountable.
Are all Hook Conveyancing Quality Solicitors on the TSB conveyancing list of approved firms?
A selection of banks and building societies now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
About to purchase apartment in Hook. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Hook property lawyer is on the Lloyds conveyancing panel.
RBS have agreed my home loan in principle, my offer on a apartment in Hook has been accepted, what are the next steps?
Your estate agent will want to be advised as to your conveyancer's details (make sure the property lawyers are on the bank’s approved list). Contact RBS or your financial adviser and finish off any relevant documentation. RBS will sellect a valuer who will get in touch with the estate agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes approximately ten days to get a mortgage offer. RBS will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Hook.
I purchased my home on 7 November and my personal details is not yet registered. Need I be worried? My conveyancing solicitor in Hook said it would be dealt with in a couple of weeks. Are titles in Hook uniquely lengthy to register?
As far as conveyancing in Hook registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can differ depending on the party submitting the application, whether there are errors and whether the Land registry need to notify any 3rd parties. Currently roughly three quarters of such applications are fully dealt with within two weeks but some can be subject to longer delays. Historically registration occurs after the buyer is living at the premises therefore post completion formalities is not always primary concern yet where there is a degree of urgency associated with the registration then you or your lawyers must communicate with the Registry to express the reasoning for the application to be prioritised.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a simple, no chain conveyancing. Hook is the location of the property. What do you suggest?
Flying freeholds in Hook are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hook you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hook may ascertain 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 property.
What is different about your site and alternative internet conveyancing solicitors for conveyancing in Hook?
At this site obtain a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that appreciates the nuances of your conveyancing in Hook. As opposed to estate agents and many comparison sites we are not in the business of charging firms a commission if you appoint them for your property ownership legalities in Hook
Builders have suggested I use a solicitor and I've received a quote from them. It's almost two hundred pounds less expensive than my local Hook conveyancer. Should I use them?
Builders normally have panels of conveyancing practitioners who are quick and who know the developer’s documentation and lawyer. As many developers offer an incentive to use their approved solicitor for this reason, any increased cost can be avoided and a builder will not suggest a conveyancing warehouse and run the risk of having the transaction delayed when they demand an exchange within a tight deadline. A counter-argument for not opting for the suggested conveyancing practitioner is that they may be reluctant to 'push' your interests at the risk of alienating the developer. Where you have concerns that this may be the case you should stick with your high street Hook property lawyer.