It is is a decade since I bought my home in Marple. Conveyancing lawyers have recently been instructed on the sale but I can't find my title deeds. Is this a problem?
You need not be too concerned. Firstly the deeds may be retained by the mortgage company or they could be in the possession of the conveyancers who acted in your purchase. Secondly in most cases the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining current official copies of the land registers. Almost all conveyancing in Marple relates to registered property but in the rare situation where your home is not registered it is more of a problem but is not insurmountable.
Our bank has suggested solicitors on their panel based in Marple but I would rather use a conveyancing lawyer in Marple or nearer to where I live. Can you assist?
Not all Marple conveyancing solicitors are listed all banks conveyancing panel. Do make the most of our search tool to locate a Marple conveyancing firm on the on the bank panel.
Are all Marple Conveyancing Quality Solicitors on the Aldermore conveyancing list of approved solicitors?
It is true that some banks and building societies now make use of CQS as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
Does a directory service exist listing Coventry BS panel conveyancers in Marple on the Building Society Association’s Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. A small selection of banks make their panel listings visible on the web. If you are looking for a Marple conveyancer on the Coventry BS please use our facility.
I currently have a mortgage with Barclays for my property in Marple. Conveyancing has been completed some time ago. In the event that I decide 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 Barclays?
You must advise Barclays in advance of renting your property as this is likely to be a breach of Barclays’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 Barclays directly. You need not do this via a Barclays conveyancing panel firm.
I have todaybeen informed that Action Conveyancing have been shut down. They conducted my conveyancing in Marple for a purchase of a leasehold flat 18 months ago. How can I check that my home is registered correctly in the name of the former proprietor?
The easiest method to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Marple conveyancing specialists.
I am buying a new build house in Marple benefiting from help to buy. The developers would not move on the amount so I negotiated 6k of fixtures and fittings instead. The estate agent told me not to tell my lawyer about this side-deal as it could affect my mortgage with National Westminster Bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am looking for a leasehold apartment up to £235,500 and found one near me in Marple I like with amenity areas and railway links nearby, the downside is that it only has 49 years on the lease. There is not much else in Marple for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a mortgage the remaining unexpired lease term will likely be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.