It is 10 years ago since I purchased my home in West Green. Conveyancing solicitors have now been appointed on the sale but I can't find the title deeds. Will this cause complications?
You need not be too concerned. First there is a chance that the deeds will be with your mortgage company or they may be archived with the solicitor who oversaw the purchase. Secondly the likelihood is that 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 solicitors acquiring current official copies of the land registers. The vast majority of conveyancing in West Green involves registered property but in the rare situation where your home is unregistered it is more problematic but is not insurmountable.
Can I be sure that the West Green conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in West Green getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer carrying out your conveyancing.
We were going to get a OIP from RBS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do RBS recommend any West Green solicitors on the RBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint West Green solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
I was told two weeks ago that my mortgage has been agreed to by Leeds Building Society. Is it usual for Leeds Building Society to only issue the offer once my solicitor in West Green is approved on their conveyancing panel? Leeds Building Society have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.
How does conveyancing in West Green differ for new build properties?
Most buyers of new build or newly converted property in West Green contact us having been asked by the builder to exchange contracts and commit to the purchase even before the property is constructed. This is because builders in West Green usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in West Green or who has acted in the same development.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. West Green is the location of the property. Can you shed any light on this issue?
Flying freeholds in West Green are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside West Green you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Green may decide 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.
I am four weeks into a leasehold purchase having been recommend to solicitors by the high street agent to do our conveyancing in West Green. We are not happy. Can you help me find new conveyancers?
They would have to be very bad in order to consider replacing them. Has your mortgage been sent? If so you must make them aware of the new contact details and ensure the loan are re-issued. Your new conveyancer needs to be on the lenders panel to avoid escalating costs and delays. That should be your first question of the new conveyancers. Our search tool should assist you in finding a lender approved solicitor for your conveyancing in West Green
I am buying a leasehold maisonette in West Green. Conveyancing estimates are averaging around £1650. Is that reasonable?
The average cost in 2014 for conveyancing in West Green was just under one thousand five hundred pounds not including Stamp Duty and HMLR charges.