I am not well enough to travel far from Osidge. Is there a reason why all Osidge solicitors aren't included on all lender panels?
Banks highlight the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud annually.The dismissal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its outcome included recommendations for lending institutions to review their conveyancing panels, which kicked off a major policy change in the sector. This resulted in mortgage companies pruning less reputable firms from their official list of approved conveyancers .
It is a dozen years since I bought my house in Osidge. Conveyancing solicitors have just been appointed on the sale but I can't locate the deeds. Will this jeopardise the sale?
You need not be too concerned. Firstly the deeds may be kept by your mortgage company or they may be in the possession of the solicitor who oversaw the purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring current official copies of the land registers. Most conveyancing in Osidge involves registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.
I need some fast conveyancing in Osidge as I am under an ultimatum to exchange contracts within 2 weeks. Fortunately I do not need a mortgage. Can I escape the need for conveyancing searches to save money and time?
As you are not getting a home loan you are at free not to have searches carried out although no law firm would advise that you don't. Drawing on years of experience of conveyancing in Osidge the following are examples of issues that can show up and therefore affect future mortgageability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
Due to the advice of my in-laws I had a survey completed on a house in Osidge prior to instructing lawyers. I have been advised that there is a flying freehold element to the house. The surveyor advised that some lenders may refuse to grant a loan on this type of house.
It depends who your proposed lender is. Lloyds has different instructions for example to Birmingham Midshires. If you call us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Osidge. Conveyancing will be smoother if you use a solicitor in Osidge especially if they are accustomed to such properties in Osidge.
What does commercial conveyancing in Osidge cover?
Commercial conveyancing in Osidge covers a wide array of advice, provided by regulated solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
How does one as executor remove a departed person's name from the title register for a house in Osidge?
If a Osidge property is jointly owned and one of the proprietors dies, the name will not immediately be removed from the title deeds. It is not necessary to amend the title as when it comes to a sale your lawyer would simply be asked to supply proof why the other proprietor is not included in the conveyance, usually this is in the form of the probate documents.
With a view to making the sale conveyancing smoother in the future you can arrange to have the deceased person removed from the title by applying to the land registry with evidence of the death. There is no fee from the Registry for this service.