It is is a decade since I bought my house in Kempsey. Conveyancing solicitors have just been retained on the sale but I am unable to find my title documents. Is this a major issue?
Don’t worry too much. First there is a chance that the deeds will be kept by your mortgage company or they may stored with the solicitor who oversaw your purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. The vast majority of conveyancing in Kempsey relates to registered property but in the unlikely event that your home is unregistered it is more of a problem but is not insurmountable.
My husband and I are hoping to buy a 1 bedroom apartment in Kempsey with a mortgage from Platform Home Loans Ltd.We would like to retain our Kempsey conveyancing practitioner but Platform Home Loans Ltd says she’s not listed on their "panel". It seems we are left with little choice but to instruct a Platform Home Loans Ltd panel lawyer or retain our high street solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The mortgage issued to you is subject to its various provisions, one of which will be that lawyers must be on the Platform Home Loans Ltd approved list. Until recently, most lenders had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Platform Home Loans Ltd
How does conveyancing in Kempsey differ for new build properties?
Most buyers of new build or newly converted property in Kempsey come to us having been asked by the seller to exchange contracts and commit to the purchase even before the house is constructed. This is because house builders in Kempsey tend to 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 conveyancers 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 Kempsey or who has acted in the same development.
I have been on the look out for a leasehold apartment up to £245,000 and found one close by in Kempsey I like with open areas and railway links in the vicinity, however it only has 51 years unexpired on the lease. There is not much else in Kempsey in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a home loan the remaining unexpired lease term will likely be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least twenty four months you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
How easy is it to swap solicitor as I need to appoint one who is on the HSBC Bank conveyancing panel. I instructed a local conveyancing solicitor in Kempsey round the corner but she is not accepted by HSBC Bank
It would be our pleasure to assist you select a conveyancing solicitor in Kempsey on the HSBC Bank panel. Please note that the property lawyers that we on the directory do not pay us a referral fee if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Kempsey. In utilising the find a conveyancing solicitor tool on this website, you can scrutinise fees for conveyancing solicitors in Kempsey and throughout England and Wales.
I am thinking of appointing a conveyancing solicitor in Kempsey for my house move. Is it possible to see a firm’s complaints history with the legal regulator?
You can review published Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The regulator sometimes monitor call for training reasons.