It is 10 years ago since I acquired my property in Oakham. Conveyancing lawyers have recently been appointed on the sale but I am unable to locate the title deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly the deeds may be retained by the mortgage company or they may still be with the solicitor who handled your purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. Nearly all conveyancing in Oakham relates to registered property but in the rare situation where your property is unregistered it is more tricky but is not insurmountable.
I am buying a 3 bedroom semi in Oakham. We would like to an extension at the rear at the property.Will legal conveyancing on the property involve enquiries to ascertain if these works were previously refused?
Your solicitor will review the deeds as conveyancing in Oakham will on occasion reveal restrictions in the title documents which restrict certain works or necessitated the consent of a 3rd party. Certain additions require local authority planning consent and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these things with a surveyor ahead of any purchase.
The mortgage over my property is with Co-operative for my property in Oakham. Conveyancing was finalised a year ago. If I am intending 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 Co-operative?
You must advise Co-operative in advance of renting your property as this is likely to be a breach of Co-operative’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 Co-operative directly. It should not be necessary to do this via a Co-operative conveyancing panel firm.
After shopping around on the internet I have found a Oakham lawyer having made sure that they are on the Yorkshire BS conveyancing panel. Does my lawyer arrange the survey of the property?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Oakham surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
How does conveyancing in Oakham differ for new build properties?
Most buyers of new build or newly converted property in Oakham contact us having been asked by the seller to sign contracts and commit to the purchase even before the house is constructed. This is because new home sellers in Oakham tend to acquire the land, 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 Oakham or who has acted in the same development.
How difficult is it to switch conveyancer as I have to retain a firm on the Lloyds TSB Bank conveyancing panel. I was using a local conveyancing solicitor in Oakham five minutes from me but he is not accepted by Lloyds TSB Bank
It would be our pleasure to assist you find a conveyancing solicitor in Oakham on the Lloyds TSB Bank panel. Please note that the solicitors that we list do not pay us a referral fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Oakham. Using the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Oakham.
My brother has recommend that I instruct his conveyancers in Oakham. Should I use them?
There are no two ways about it it’s preferable to select a conveyancing practitioner is to seek recommendations from friends or family who have actually experience in using the conveyancer you're contemplating using.
Can you set a few of compelling benefits to instructing a high street solicitor in Oakham
Many buyers and sellers in Oakham decide on using a local conveyancer so that they can pop into the firm’s offices just in case they have problems, and to sign paperwork without using the post.
One could say that there is a distinct benefit in selecting a property lawyer nearby to a premises you are purchasing, due to the familiarity of the region and possible local concerns - however this is moot. The majority of conveyancers are now through email and may be any place in the world.