My home in Poynton is up for sale and I have a purchaser. Will my solicitor need to be on the Santander conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Santander conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently currently.
My lawyer has informed me that defective lease insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Poynton?
The right level of defective lease indemnity insurance should be dictated by who who your lender is. It would differ for example between Barclays and Barnsley Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
We are getting the release of further monies on our mortgage from Nationwide as we wish to conduct improvements to our home in Poynton. Do we need to choose a local Poynton solicitor on the Nationwide conveyancing panel to handle the paperwork?
Nationwide don't usually instruct firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide list.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Poynton property lawyer on the Coventry BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
We are downsizing from our house in Poynton and according to the buyers it appears that there is a risk of it being built on contaminated land. A local lawyer would know that there is no such problem. It does beg the question why the purchasers are using a factory type conveyancing outfit as opposed to a conveyancing solicitor in Poynton. Having lived in Poynton for six years we know of no issue. Should we contact our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing lawyer already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
Me and my brother purchased a renovated Edwardian property in Poynton. Conveyancing lawyer represented me and Skipton Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the exact same property. Is it worth asking Skipton Building Society to clarify?
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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Poynton and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with the conveyancing solicitor who conducted the purchase.
I opted to have a survey done on a property in Poynton in advance of instructing conveyancers. I have been told that there is a flying freehold aspect to the house. Our surveyor advised that some mortgage companies tend not grant a loan on this type of home.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Poynton. Conveyancing will be smoother if you use a solicitor in Poynton especially if they are familiar with such properties in Poynton.
What happens where there is an issue with the searches carried out as part of my conveyancing in Poynton?
Normally, almost all concerns arising from Poynton conveyancing search responses can be handled ahead of completion or indemnity insurance could possibly be taken. You need to note that even though you intend on acquiring the premises and might be content to live with the search results, your building society or bank may not, and ultimately the decision rests with them.