It is 10 years ago since I purchased my property in Plasmarl. Conveyancing lawyers have now been instructed on the sale but I can't find my title deeds. Is this a problem?
Don’t worry too much. Firstly the deeds may be retained by the lender or they could be in the possession of the conveyancers who acted in the purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Most conveyancing in Plasmarl involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is not insurmountable.
After reading mumsnet.com for an online solicitor in Plasmarl, many post that I must use a CQS assured solicitor. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in the legal transfer of properties, trusted by some of the UK's biggest lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). The scheme does not cover licenced conveyancers. Plasmarl is one of the many areas in England and Wales where there are CQS solicitors.
I am buying a house and the lawyer has identified Chancel Repair to which the house could be liable because it falls into the area of such a church. He has suggested insurance. Is this really appropriate for conveyancing in Plasmarl
Unless a previous acquisition of the house took place post 12 October 2013 you could assume that solicitors handling conveyancing in Plasmarl to continue to advocate a chancel search and or chancel repair liability policy.
I'm buying my first flat in Plasmarl with the aid of help to buy. The builders refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not disclose to my lawyer about the side-deal as it will jeopardize my loan with the bank. Is this normal?.
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 ground for flat up to £235,500 and found one near me in Plasmarl I like with amenity areas and transport links nearby, the downside is that it's only got 51 years on the lease. There is not much else in Plasmarl suitable, so just wondered if I would be making a grave error acquiring a short lease?
If you need a home loan the shortness of the lease may be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor about this.
Is it best to use a Plasmarl conveyancing practitioner in close proximity to the house I am purchasing? An old friend can deal with the conveyancing but her office is 300miles drive away.
The primary upside of using a local Plasmarl conveyancing practice is that you can visit the firm to execute documents, present your ID and pester them where appropriate. They will also have local intelligence which is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and in the main were content that should trump using an unfamiliar Plasmarl conveyancing solicitor solely due to them being Plasmarl based.