It is 10 years ago since I bought my property in Smithfield. Conveyancing lawyers have recently been appointed on the sale but I can't track down my deeds. Will this cause complications?
You need not be too concerned. First the deeds may be kept by your mortgage company or they could be archived with the solicitor who oversaw 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 procuring current official copies of the land registers. The vast majority of conveyancing in Smithfield relates to registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.
My lender has recommended solicitors on their panel based in Smithfield but I would rather use a conveyancing lawyer in Smithfield local to me. Are you able to help?
Not all Smithfield conveyancing practices are listed all banks conveyancing panel. Do make use of our search tool to choose a Smithfield conveyancing firm on the on the lender panel.
Can you point me to a directory of Virgin Money panel solicitors in Smithfield on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. Very few lending institutions make their panel listings viewable online. If you are looking for a Smithfield property lawyer on the Virgin Money please use our tool.
I am currently in the process of buying my council flat in Smithfield. I have a mortgage agreed with Aldermore. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.
I am due to exchange contracts on my apartment. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being difficult. The Smithfield solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I need some fast conveyancing in Smithfield as I am under an ultimatum to complete inside one month. A home loan is not required. Can I avoid the conveyancing searches to save money and time?
As you are not getting a mortgage you have the choice not to have searches carried out although no conveyancer would suggest that you don't. Drawing on years of experience of conveyancing in Smithfield the following are instances of what can be revealed and adversely affect the marketability of the property: Refused Planning Applications, Overdue Charges, Overdue Grants, Unadopted Roads,...
My wife and I purchased a 4 bedroom Victorian house in Smithfield. Conveyancing lawyer acted for me and National Westminster Bank. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You should review 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Smithfield 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 buyers. You can also enquire as to the position with the conveyancing practitioner who conducted the purchase.
How difficult is it to swap conveyancer as I have to find a firm on the Bank of Ireland conveyancing list. I was using a local conveyancing solicitor in Smithfield round the corner but he is not approved by Bank of Ireland
It would be our pleasure to help you select a conveyancing solicitor in Smithfield on the Bank of Ireland panel. Please note that the property lawyers that we list do not pay us commission if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Smithfield. Using the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Smithfield.