I am in need of a property lawyer. Should I go for for a national conveyancer or a local Wallingford conveyancing lawyer?
Established third party relationships is an important consideration when choosing conveyancing solicitors. Wallingford law firms benefit from long term relationships with mortgage brokers and agents, local authorities, surveyors and other law firms meaning you will move in shortest possible time. Hosting a sound knowledge of the local area also helps too.
It is a dozen years since I acquired my house in Wallingford. Conveyancing solicitors have just been instructed on the sale but I am unable to find my title deeds. Is this a major issue?
Don’t worry too much. Firstly there is a possibility that the deeds will be with the mortgage company or they may be in the possession of the conveyancers who handled your purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining up to date copy of the land registers. Almost all conveyancing in Wallingford involves registered property but in the rare situation where your property is unregistered it adds to the complexity but is resolvable.
I am buying a end of terrace house in Wallingford. We would like to carry out an extension to the side at the property.Will the conveyancing process involve investigations to ascertain if these works are permitted?
Your solicitor will check the deeds as conveyancing in Wallingford will on occasion identify restrictions in the title documents which restrict categories of works or require the permission of another owner. Some extensions call for local authority planning permissions and approval in accordance building regulations. Some areas 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.
I have instructed a Wallingford property lawyer having checked that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Wallingford postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Wallingford.
Virgin Money have agreed my home loan in principle, my offer on a house in Wallingford has been accepted, what are the next steps?
The estate agent will need to be advised as to your property lawyer's details (ensure that the conveyancing practitioners are on the bank’s approved list). Contact Virgin Money or the broker and complete any relevant paperwork. Virgin Money will sellect a valuer who will get in touch with the estate agent or owners to book an appointment. Once conducted (assuming no problems) it takes on average a fortnight to get a mortgage offer. Virgin Money will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Wallingford.
Various internet forums that I have visited warn that are the main reason for delay in Wallingford conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances during the legal transfer of property. Local searches are unlikely to be the root cause of delay in conveyancing in Wallingford.
My wife and I have a terraced Edwardian house in Wallingford. Conveyancing solicitor acted for me and Godiva Mortgages Ltd. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold with the exact same property. Is it worth asking Godiva Mortgages Ltd to clarify?
You need to read 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 Wallingford and other locations in the country and poses no real issues for owners other than when they buy 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 solicitor who conducted the purchase.
My husband and I are one month into a residential purchase having been recommend to solicitors by the estate agent to execute conveyancing in Wallingford. I am not happy. Could you help me find new lawyers?
A solicitor would need to be really bad in order to consider diss instructing them. Has the loan offer been generated? In the event that it has you need to advise them of the replacement conveyancer and have the offer are re-issued. The solicitor ideally needs to be on the mortgage company panel to avoid added expenses and complications. That should be your starting point. Our search tool will help you find a bank approved solicitor for your home move in Wallingford