It is 10 years ago since I acquired my house in Much Wenlock. Conveyancing solicitors have now been retained on the sale but I am unable to find my deeds. Is this a problem?
You need not be too concerned. Firstly the deeds may be kept by your lender or they could stored with the solicitor who acted in the purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring current official copies of the land registers. Most conveyancing in Much Wenlock involves registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.
The mortgage over my property is with TSB for my property in Much Wenlock. Conveyancing was finalised months 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 TSB?
Your original mortgage agreement with TSB will provide that you need their approval in advance of renting your property as this is likely to be a breach of TSB’s mortgage conditions. It may be that TSB 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 TSB directly. It should not be necessary to do this via a TSB conveyancing panel lawyer.
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Much Wenlock building society branch on various occasions and was reassured it wasn't an issue and they will lend. My Much Wenlock conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. I have no idea who is right.
The solicitor has to follow the Council of Mortgage Lenders’ Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I had an offer accepted on a property in Much Wenlock on 5/2/2025, valuation was booked five days after, received a clean bill of health. Conveyancer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Aldermore and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Aldermore conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.
Should commercial conveyancing searches reveal proposed roadworks that may affect a commercial estate in Much Wenlock?
Its becoming the norm that commercial conveyancing solicitors in Much Wenlock will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Much Wenlock. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Much Wenlock.
For each commercial conveyancing transaction in Much Wenlock it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to Much Wenlock commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Much Wenlock.
How does conveyancing in Much Wenlock differ for newly converted properties?
Most buyers of new build or newly converted property in Much Wenlock contact us having been asked by the developer to sign contracts and commit to the purchase even before the premises is constructed. This is because builders in Much Wenlock 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 property lawyers 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 Much Wenlock or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a straight forward, chain free conveyancing. Much Wenlock is the location of the property. Can you offer any opinion?
Flying freeholds in Much Wenlock are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Much Wenlock you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Much Wenlock may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Is it true that a Much Wenlock conveyancing firm got sued by clients for failing to conduct the right conveyancing investigations?
We are not aware of such a Much Wenlock conveyancing matter but it has been reported that, clients purchasing a home in Cumbria successfully sued their lawyer due to development plans to build a wind farm not being identified in conveyancing searches.
If you are purchasing in Much Wenlock It is important that your lawyer carry out all Much Wenlock conveyancing searches necessary to ensure you have relevant and current information before purchasing a home in Much Wenlock.