I was advised today by my mortgage adviser that my Surrey Quays solicitor is not on the lender Conveyancing panel. What can I do to check?
You need to contact your Surrey Quays lawyer directly. You lawyer should advise you of the situation. Where they are not on the panel they may be able to suggest a Surrey Quays conveyancing firm that is on the conveyancing panel for your bank.
It is 10 years ago since I bought my property in Surrey Quays. Conveyancing lawyers have just been instructed on the sale but I am unable to find my title deeds. Will this cause complications?
You need not be too concerned. Firstly the deeds may be kept by the lender or they may still be with the solicitor who oversaw your purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Most conveyancing in Surrey Quays involves registered property but in the unlikely event that your home is unregistered it is more tricky but is resolvable.
I am purchasing a detached bungalow in Surrey Quays. Our aim is to carry out an extension to the side at the house.Will the conveyancing process involve checks to ascertain if these alterations are prohibited?
Your solicitor should check the deeds as conveyancing in Surrey Quays will sometimes reveal restrictions in the title documents which prevent certain alterations or need the consent of a 3rd party. Certain extensions require local authority planning permissions and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
Is it the case that all Surrey Quays solicitor practices on the Principality conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Principality approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many lenders do permit licenced conveyancers on their panel in which case such firms would be overseen by the CLC.
Two weeks ago we had a mortgage agreed in principle with Leeds Building Society. Surrey Quays conveyancing lawyers have been instructed. What is the average time that one could expect to receive a mortgage offer from Leeds Building Society?
There is no definitive answer here. Have Leeds Building Society done the survey? Have you informed Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Do commercial conveyancing searches reveal proposed roadworks that may affect a commercial land in Surrey Quays?
Its becoming the norm that commercial conveyancing solicitors in Surrey Quays will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Surrey Quays. The report provides definitive information 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 Surrey Quays.
For every commercial conveyancing transaction in Surrey Quays it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Surrey Quays commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Surrey Quays.
Are there restrictive covenants that are commonly identified as part of conveyancing in Surrey Quays?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Surrey Quays. 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…’
Why do I have to supply my conveyancing practitioner with various items of ID before they can commence with my conveyancing in Surrey Quays?
Surrey Quays solicitors are required by the Law Society, Solicitors Regulation Authority, HM Land Registry and current AML legislation to certify that the have verified the identity of their clients. It will also be a requirement of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to Land Tax and need to have details such as your full names, national insurance number and date of birth.