It is is a decade since I acquired my house in Stockwood. Conveyancing solicitors have recently been retained on the sale but I can't find the title documents. Is this a major issue?
You need not be too concerned. First there is a possibility that the deeds will be kept by your lender or they may be in the possession of the conveyancers who oversaw your purchase. Secondly in most cases the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Almost all conveyancing in Stockwood relates to registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.
What is the difference between a licensed conveyancer and conveyancing solicitor in Stockwood
There are many registered licenced Conveyancers in Stockwood and Solicitor firms in Stockwood who provide Conveyancing services It is important to make clear that the two are regulated professionals specialising in the legal work in transferring property. The two can handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I happen to be the single recipient of my late father’s estate and I have everything in my name now, including the my former home in Stockwood. Conveyancing formalities meant that the Land Registry date was in October. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership will be considered the same way as though I had purchased the house in October. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. How sensible a view banks take of it, depend on the lender as this provision is chiefly there to pick up on subsales or the quick reselling of property.
Intending to buy a apartment in Stockwood. 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 UBS 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 Stockwood conveyancer is on the UBS conveyancing panel.
Are there restrictive covenants that are commonly identified as part of conveyancing in Stockwood?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Stockwood. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I was advised by a number of property agents in Stockwood to locate a solicitor using your seach tool. Is there a financial incentive for Estate Agents to promote your site ahead of another?
We refuse to give any financial incentive for directing people to this site. We found it would be just too difficult a fee as a client could think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
I am looking for a conveyancing solicitor in Stockwood for my home move. Is there any facility to check a firm’s complaints history with the profession’s regulator?
You can read presented Solicitor Regulator Association (SRA) decisions arising from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. For records Pre 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator could recorded call for training reasons.
Our solicitor in Stockwood has discovered a a legal deficiency with the lease for the apartment we are buying in Stockwood. The seller’s lawyers have offered defective title insurance as a workaround. We are happy with insurance and will pay for it. Our lawyer has advised that as he is on the lender conveyancing panel he must check that the lender is happy with this solution. Who is the client here, us or the bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. A precondition to being on the bank approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.