I plan on buying an apartment in Slade Green. My Conveyancer has never been on on the lender conveyancing list. Is it possible for me to appoint my Slade Green conveyancing solicitor even though they are not on the mortgage company panel?
You will need to have a conveyancer to complete the legal work required if you take out a mortgage to purchase your home. The solicitor will conduct all the essential investigations on the property, make sure that you will be properly registered as the owner and ensure that all the required mortgage paperwork is dealt with. You could select a Slade Green property lawyer of your choice. Nevertheless, where the lawyer appointed is not on the lender approved list supplemental costs will arise as separate legal representation will be required by them. Bank panel applications may be submitted, so provided your lawyer has not historically sought membership they should take the opportunity to apply.
I am considering remortgaging my flat in Slade Green, does my lawyer need to be on the UBS Conveyancing panel?
In theory, you could use a solicitor that is not on the UBS conveyancing panel, but UBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
Do commercial conveyancing searches disclose planned roadworks that could affect a commercial land in Slade Green?
Its becoming the norm that commercial conveyancing solicitors in Slade Green will execute a SiteSolutions Highways report as it reduces the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Slade Green. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Slade Green.
For each commercial conveyancing transaction in Slade Green it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Slade Green commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Slade Green.
My wife and I have a renovated Edwardian house in Slade Green. Conveyancing practitioner represented me and Barclays Direct. 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 with the exact same address. Is it worth asking Barclays Direct to clarify?
You need to 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 Slade Green 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 purchasers. You can also check the position with your conveyancing lawyer who conducted the work.
How does conveyancing in Slade Green differ for newly converted properties?
Most buyers of new build premises in Slade Green come to us having been asked by the developer to sign contracts and commit to the purchase even before the house is constructed. This is because developers in Slade Green typically purchase the land, 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 Slade Green or who has acted in the same development.
Due to the input of my in-laws I had a survey completed on a house in Slade Green prior to instructing solicitors. I have been advised that there is a flying freehold aspect to the house. My surveyor has said that some mortgage companies will refuse to issue a mortgage on this type of property.
It depends who your proposed lender is. HSBC has different requirements from Halifax. Should you wish to telephone us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Slade Green. Conveyancing will be smoother if you use a solicitor in Slade Green especially if they are accustomed to such properties in Slade Green.