Please help - my lawyer advises that missing deeds insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Sands End?
The right level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between Halifax and Chelsea Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.
My husband and I have organised the release of further monies on our mortgage from Coventry BS as we intend to conduct improvements to our property in Sands End. Are we obliged to appoint a local Sands End solicitor on the Coventry BS conveyancing panel to deal with the legals?
Coventry BS would not normally appoint firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS conveyancing panel.
About to purchase house in Sands End. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Sands End conveyancing practitioner is on the Nationwide conveyancing panel.
I have been told that property searches are a common reason for stalling in Sands End conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances in the conveyancing process. Searches are not likely to feature in any holding up conveyancing in Sands End.
I have a renovated Edwardian property in Sands End. Conveyancing practitioner acted for me and National Westminster Bank. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register for 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 Sands End and other locations in 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 lenders. You can also enquire as to the situation with your conveyancing practitioner who conducted the conveyancing.
I am a sole trader wishing to take over a lease of a shop on the high street. Can you recommend lawyers offering no-sale-no charges for non-domestic conveyancing in Sands End for less than £2000?
We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Sands End, including the sale and purchase of businesses as well as simply property. If you are intending to acquire or dispose of a shop, pub, restaurant, office, retail unit or a whole business we can put you in touch with the right lawyer. Regarding the fees this will depend on the structure and heads of terms of the deal. Let us have your contact information or phone so as to enable us to provide you with comprehensive commercial conveyancing quote.
My step-father has encouraged me to instruct his conveyancers in Sands End. Should I find my own conveyancer?
Much as we are happy to recommend a Sands End conveyancing lawyer it’s preferable to choose a conveyancing lawyer is to have guidance from friends or family who have experience in using the firm that you are are thinking of instructing.
We are midway through buying a residence in Sands End. Conveyancing solicitor has called to say the property is "Leasehold". Should this adversely affect the marketability of the property?
Sands End conveyancing does not ordinarily involve leasehold houses. The key consideration here is the length of lease and the ground rent. If it's 999 years with a peppercorn rent, it's almost the same as freehold, so it shouldn't impact the marketability significantly.
On the flip side, if it's, say, 50 years it is bound to have a material impact on the value, and probably wouldn't be acceptable to the bank. The length of lease and ground rent will be stated in the lease to be supplied to your property lawyer.