It is a dozen years since I bought my home in Reddish. Conveyancing solicitors have now been instructed on the sale but I am unable to track down my deeds. Will this cause complications?
You need not be too concerned. First there is a chance that the deeds will be with your mortgage company or they may be in the possession of the conveyancers who handled the purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Nearly all conveyancing in Reddish relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.
I happen to be the single beneficiary of my late grandmother’s estate and I have everything in my name alone, including the house in Reddish. The Reddish property was put into my name in May. I want to move. I understand that there is a CML 6 month 'rule', meaning my property ownership will be treated the same way as though I had purchased the property in May. Do I have to wait half a year to sell?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. many banks would take a practical view as this requirement is principally there to identify subsales or the flipping of properties.
Is it the case that all Reddish solicitor practices on the Santander conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Santander conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Many banks do list licenced conveyancers on their panel and in such a situation the firms would be overseen by the CLC.
We were going to get a DIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Reddish solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?
You will need to appoint Reddish solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
Will our lawyer be asking questions concerning flooding as part of the conveyancing in Reddish.
Flooding is a growing risk for solicitors dealing with homes in Reddish. Plenty of people will buy a property in Reddish, completely aware that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, but there are a various checks that may be undertaken by the buyer or by their conveyancers which should figure out the risks in Reddish. The standard completed inquiry forms sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the seller to discover whether the property has suffered from flooding. If flooding has previously occurred and is not notified by the seller, then a buyer could commence a claim for damages as a result of such an inaccurate reply. A buyer’s lawyers should also carry out an enviro report. This will indicate whether there is a recorded flood risk. If so, more detailed inquiries should be carried out.
How does conveyancing in Reddish differ for newly converted properties?
Most buyers of new build property in Reddish contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is constructed. This is because builders in Reddish usually purchase the site, 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 accustomed to new build conveyancing in Reddish or who has acted in the same development.
I decided to have a survey carried out on a property in Reddish before appointing conveyancers. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some lenders will not issue a loan on this type of home.
It varies from the lender to lender. HSBC has different instructions for example to Nationwide. Should you wish to call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Reddish. Conveyancing may be slightly more expensive based on your lender's requirements.
As co-executor for the estate of my grandfather I am disposing of a house in Newport but I am based in Reddish. My solicitor (who is 250 kilometers from merequires that I sign a stat dec prior to the transaction finalising. Can you recommend a conveyancing practitioner in Reddish to attest this legal document for me?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are Reddish based