It is a dozen years since I purchased my house in Langland. Conveyancing solicitors have just been instructed on the sale but I am unable to find my title deeds. Is this a problem?
Don’t worry too much. First the deeds may be kept by the lender or they could still be with the solicitor who acted in the purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. Most conveyancing in Langland relates to registered property but in the rare situation where your home is not registered it is more of a problem but is resolvable.
I am being told by my conveyancer that lack of building regulations insurance is necessary on my purchase. What is the level of cover for Langland conveyancing?
The right level of lack of building regulations indemnity insurance should be dictated by who your lender. It would differ for example between Lloyds TSB Bank and Coventry Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
I am the only recipient of my late grandmother’s estate and I have everything in my name alone, including the my former home in Langland. The Langland property was put into my name in June. I want to move. I understand that there is a CML six month 'rule', meaning my property ownership will be treated the same way as if I'd bought the property in June. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How practical a view mortgage companies take of it, depend on the lender as this requirement principally exists to capture subsales or the quick reselling of properties.
After weeks of negotiation I have agreed a price on an apartment in Langland. My financial adviser recommended their conveyancers. I paid an advanced payment of £150. A few days later, the solicitor called me embarrassingly acknowledging that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have been told that property searches are a common reason for obstruction in Langland house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not feature within the most frequent causes of delays in the conveyancing process. Searches are unlikely to be the root cause of holding up conveyancing in Langland.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Langland?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Langland. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Langland differ for new build properties?
Most buyers of new build property in Langland contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is built. This is because developers in Langland usually purchase the real estate, 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 accustomed to new build conveyancing in Langland or who has acted in the same development.
I'm refinancing my current property to a BTL mortgage with The Mortgage Works and I will use the ballance of the raised equity as a deposit on another property. The area we are interested in is Langland. Will your lawyers be able to act for both sets of mortgage companies and link together the two deals?
Do use our search tool on this site to check that the lawyers are approved by both lenders. Having checked that they are your lawyer will be able to connect the two conveyancing matters but you should have a chat with you solicitor and make apparent your expectations and requirements.