It is 10 years ago since I bought my home in Horwich. Conveyancing solicitors have now been appointed on the sale but I am unable to find the title deeds. Will this jeopardise the sale?
Don’t worry too much. First there is a chance that the deeds will be retained by your mortgage company or they may be in the possession of the lawyers who acted in the purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Nearly all conveyancing in Horwich relates to registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.
Is there a search tool that I can use to investigate if the solicitor handling my conveyancing in Horwich is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Santander thus spending £192.00 in additional legal bill.
You should make use of the find a lender approved solicitor tool on this site. Please choose the lender and type ‘Horwich’ or your preferred area and you will see numerous conveyancers located in Horwich or by proximity to you.
When it comes to lenders such as Lloyds, do Horwich conveyancing practitioners face a fee to be on the list of approved solicitors?
We are unaware of any bank fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
The mortgage over my property is with Aldermore for my property in Horwich. Conveyancing was finalised a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Aldermore?
Aldermore must be informed of your intention in advance of letting out your property as this is likely to be a breach of Aldermore’s mortgage conditions. It may be that Aldermore will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. It should not be necessary to do this via a Aldermore conveyancing panel solicitor.
I have instructed a Horwich solicitor having checked that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Horwich postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Horwich.
The deeds to my house are lost. The lawyers who dealt with the conveyancing in Horwich 4 years ago no longer exist. What are my options?
In today’s world there are duplicates made of almost everything, and your conveyancer should be aware exactly where to locate all the appropriate documentation so you can buy or dispose of your property without any difficulty. Where copies can’t be located, your conveyancer can arrange cover in the form of insurance or indemnities against possible claims on the premises.
How does conveyancing in Horwich differ for newly converted properties?
Most buyers of new build premises in Horwich come to us having been asked by the builder to sign contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Horwich typically 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 conveyancing solicitors 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 Horwich or who has acted in the same development.
I'm remortgaging my existing property to a BTL loan with HSBC Bank and I will use the rest of the raised equity towards another property. The area we are looking at is Horwich. Will your solicitors be able to act for both sets of lenders and link together the transactions?
Make use of our search tool on this page to ensure that the lawyers are approved by both mortgage companies. Assuming that they are your solicitor will be able to simultaneously deal with the two conveyancing matters but you should have a chat with you conveyancer and communicate your desired outcome and requirements.