It is is a decade since I acquired my property in Longford. Conveyancing solicitors have now been instructed on the sale but I can't find the deeds. Will this jeopardise the sale?
You need not be too concerned. First there is a chance that the deeds will be retained by the mortgage company or they may be archived with the conveyancers who oversaw your purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. Nearly all conveyancing in Longford relates to registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.
We're in Longford, First timers buying with a mortgage (lender is Skipton , and our lawyer is on the Skipton conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Skipton conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Two weeks ago we had a mortgage agreed in principle with Virgin Money. Longford conveyancing solicitors have been selected. What is the average time that one could expect to receive a mortgage offer from Virgin Money?
There is no definitive answer here. Have Virgin Money conducted the survey? Have you advised Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have decided to exercise my right to buy my property in Longford off the council. I have a mortgage offer with Coventry BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
I currently have a mortgage with Coventry BS for my property in Longford. Conveyancing has been completed 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Coventry BS?
You must advise Coventry BS in advance of renting your property as this is likely to be a breach of Coventry BS’s mortgage conditions. In many cases banks or building societies will allow you to rent 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 Coventry BS directly. It should not be necessary to do this via a Coventry BS conveyancing panel lawyer.
The deeds to our home are lost. The lawyers who dealt with the conveyancing in Longford 10 years ago have long since closed. What are my next steps?
As long as the title is registered the information relating to your ownership will be retained by the Land Registry with a Title Number. It is possible to carry out a search at the Land Registry, identify your house and get up to date copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will in most cases hold a certified duplicate of the Registered Lease and again, a copy can be ordered for twenty pounds.
How does conveyancing in Longford differ for newly converted properties?
Most buyers of new build property in Longford approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is built. This is because house builders in Longford usually purchase the site, 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 Longford or who has acted in the same development.
Been searching for a solicitor for freehold sale conveyancing in Longford. We are selling, simple no mortgage to discharge, no rush, no onward purchase. Had a quote from a solicitor for a thousand pounds including VAT which is a little steep considering its so straightforward. Is it possible to find less expensive fees for conveyancing in Longford?
Considering it’s a sale only, £425 + VAT should be about the lowest for a Longford solicitor firm.