Souldappointing a Raunds conveyancing practice make the legal process smoother?
On the whole conveyancing solicitors in your area will have excellent connections with your local authority, which can assist with your Raunds conveyancing searches that your conveyancer will require. It can only be a plus if they have good connections with the Land Registry covering your area Raunds, other conveyancers in the area and Raunds Estate Agents.
It is a dozen years since I acquired my house in Raunds. Conveyancing solicitors have recently been appointed on the sale but I am unable to find my deeds. Is this a major issue?
You need not be too concerned. Firstly the deeds may be with your lender or they could stored with the solicitor who acted in the purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. Nearly all conveyancing in Raunds involves registered property but in the rare situation where your property is unregistered it is more tricky but is not insurmountable.
I have been advised by my conveyancer that lack of building regulations insurance is necessary on my purchase. What is the level of cover for Raunds conveyancing?
The appropriate level of lack of building regulations indemnity insurance depends on who your lender is. It would differ for example between Nationwide Building Society and The Royal Bank of Scotland. Conveyancing practitioners as opposed to members of the public take out such policies.
The formalities of my remortgage has taken place for my property in Raunds. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Principality have agreed my mortgage in principle, my bid on a property in Raunds has been agreed to, what happens next?
Your estate agent will wish to know who your solicitors are (make sure the conveyancers are on the lender’s panel). Call up Principality or the broker and finalise any appropriate documentation. Principality will sellect a valuer who will get in touch with the estate agent or seller to book an appointment. Once carried out (assuming no problems) it takes on average a week for the mortgage offer to be issued. Principality will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Raunds.
Have purchased a a detached house in Raunds , What is the estimated time for the Land Registry to register my title? My Raunds conveyancing solicitor has been painfully slow, so I want to be certain that my name is registered.
There is nothing unique about conveyancing in Raunds registration formalities. As opposed to being determined by geographic area, timescales can adjust according to who lodges the application, whether it is in order and whether the Land registry have to notify any interested parties. Currently in the region of 80% of submission are completed within 12 days but occasionally there can be longer delays. Historically registration takes place after the buyer is living at the property so registration formalities is not usually an essential issue but if it is urgent that the the registration takes place urgently then you or your conveyancer could speak with the land registry and explain the circumstances.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Raunds is the location of the property. Can you shed any light on this issue?
Flying freeholds in Raunds are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Raunds you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Raunds 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.
We're first time buyers - had an offer accepted, yet the estate agent informed us that the owners will only issue a contract if we appoint the agent's chosen conveyancers as they want an ‘expedited deal’. We would rather use a family conveyancer accustomed to conveyancing in Raunds
It is unlikely the vendors are driving this. If they desire ‘a quick sale', turning down a serious buyer is going to damage their objectives. Speak to the owners direct and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you intend to appoint your own,trusted Raunds conveyancing solicitors - not the ones that will give their negotiator at the agency a kickback or meet his conveyancing figures demanded by corporate headquarters.