Is the fact that my solicitor in Mitcheldean is not on my lender's solicitor panel that there is a problem with the standard of his conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Mitcheldean conveyancing practice and ask them why they are no longer on the approved list for your lender.
It is a dozen years since I acquired my house in Mitcheldean. Conveyancing lawyers have recently been instructed on the sale but I am unable to find the deeds. Will this cause complications?
Don’t worry too much. Firstly there is a possibility that the deeds will be kept by your mortgage company or they may be in the possession of the lawyers who oversaw the purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Nearly all conveyancing in Mitcheldean involves registered property but in the rare situation where your home is not registered it is more tricky but is not insurmountable.
I require quick conveyancing in Mitcheldean as I am under an ultimatum to sign on the dotted line inside one month. A mortgage is not required. Is it possible to decline from having conveyancing searches to save fees and time?
As you are are a mortgage free purchaser you have the choice not to have searches carried out although no lawyer would advise that you don't. With plenty of history conveyancing in Mitcheldean the following are examples of what can crop up and adversely affect market value: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Road Schemes,...
I have a 4 bedroom Victorian property in Mitcheldean. Conveyancing solicitor represented me and Aldermore. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold with the matching address. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Mitcheldean and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with your conveyancing practitioner who conducted the work.
I have been on the look out for a leasehold apartment up to £305k and identified one round the corner in Mitcheldean I like with a park and transport links in the vicinity, however it's only got 52 years unexpired on the lease. There is not much else in Mitcheldean suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a mortgage that many years will likely be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.
I'm remortgaging my primary home to a buy to let loan with Barclays and I will use the ballance of the raised equity towards another property. The neighborhood we are looking at is Mitcheldean. Will your conveyancers be able to act for the two lenders and tie in the conveyances?
Do use our comparison tool on this site to check that the conveyancers are on the appropriate lender panels. Assuming that they are the conveyancer should be able to tie up the two transactions but you should talk with you solicitor and make clear your expectations and requirements.