It is a dozen years since I purchased my home in Westbury On Trym. Conveyancing lawyers have now been retained on the sale but I am unable to locate my deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly the deeds may be kept by your lender or they could still be with the conveyancers who oversaw your purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring current official copies of the land registers. The vast majority of conveyancing in Westbury On Trym relates to registered property but in the rare situation where your property is unregistered it adds to the complexity but is not insurmountable.
We are selling our flat in Westbury On Trym. Does my lawyer need to be on the TSB conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the TSB 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 specifications fairly frequently in recent years.
Is it the case that all Westbury On Trym conveyancing solicitors on the TSB conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the TSB conveyancing panel they would need to be regulated by the SRA. Many banks do list licenced conveyancers on their panel and in such a situation the practice would be governed by the CLC.
We have agreed to purchase a house in Westbury On Trym. A rare aspect is that the roof has a solar panel. Principality have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Principality your lawyer must check the formal requirements outlined in Part 2 of UK Finance Lenders’ Handbook for Principality. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Principality where a lease does not satisfy these conditions. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Westbury On Trym.
We expect to receive a AIP from RBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do RBS recommend any Westbury On Trym solicitors on the RBS conveyancing panel, or is it better to go independently?
You will need to appoint Westbury On Trym solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
About to purchase a new build apartment in Westbury On Trym. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Westbury On Trym
-
Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what should have been a quick, no chain conveyancing. Westbury On Trym is the location of the property. Is there any guidance you can give?
Flying freeholds in Westbury On Trym are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Westbury On Trym you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Westbury On Trym 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.
Partway through the sale of a leasehold flat in Westbury On Trym. Conveyancing solicitors are doing their job but we are being charged a fortune by the freeholder. So far we have forked out £225 for a leasehold management pack and then a further £117.20 for responses to queries raised by the buyers conveyancer.
Your property lawyer will unlikely have any sway over the extent of the bill for this information but the typical fee for the information for Westbury On Trym leasehold property is £355. When it comes to Westbury On Trym conveyancing deals it is standard for the owner to pay for these costs. The freeholder or their agents are not duty bound to address these questions although many will be content to do so - albeit often at high prices where the fees bear little relation to the work involved. Regretfully there is no law that requires fixed fees for administrative tasks. There is no legal time limit by which they are required to provide answers.