It is is a decade since I purchased my house in Totland. Conveyancing solicitors have recently been appointed on the sale but I can't locate the deeds. Will this jeopardise the sale?
Don’t worry too much. First there is a chance that the deeds will be retained by your lender or they may be in the possession of the solicitor who handled your purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in Totland involves registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.
We are selling our apartment in Totland. Will the solicitor have to be required to be on the UBS conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the UBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently currently.
I am due to exchange contracts on my house. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nationwide are being pedantic. The Totland 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.
Clydesdale have agreed my mortgage in principle, my offer on a apartment in Totland has been agreed to, what happens next?
The estate agent will wish to be informed of your lawyer's details (make sure the solicitors are on the lender’s panel). Contact Clydesdale or your financial adviser and finalise any outstanding documentation. Clydesdale will sellect a valuer who will get in contact with the selling agent or vendor to arrange an appointment. Once carried out (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. Clydesdale will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Totland.
At last I have had an offer on an apartment in Totland accepted, the owners do however have an associated purchase. The vendors have offered on somewhere, but it’s not yet agreed to, and are looking at other apartments booked. I have instructed a local conveyancing solicitor in Totland. What should be my next step? When do I get the mortgage application with Clydesdale going?
It is normal to have concerns where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx £1k, then survey, Totland conveyancing search fees, etc). First, you must ensure that your property lawyer is on the Clydesdale approved list. Regarding the next steps this very much depends on the circumstances of your transaction, motivation for the property and on the state of the market. In a hot market the majority of home buyers would apply for a home loan with Clydesdale and pay for the valuation and only if it was satisfactory would they ask their solicitor to move forward with the conveyancing in Totland.
I have justdiscovered that Arc property Solicitors have closed. They conducted my conveyancing in Totland for a purchase of a freehold house 12 months ago. How can I check that the property is in my name in the name of the previous owner?
The easiest method to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Totland conveyancing specialists.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what should have been a straight forward, chain free conveyancing. Totland is where the house is located. What do you suggest?
Flying freeholds in Totland are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Totland you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Totland may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Is it simple use the search tool to choose a conveyancing lawyer in Totland on the authorised to act for my lender?
Step one is to select a mortgage company such as Lloyds TSB Bank, Leeds Building Society or Aldermore then type in your location e.g. Totland. Conveyancing organisations in Totland and beyond will then be listed.