It is 10 years ago since I bought my house in Whitwick. Conveyancing lawyers have now been appointed on the sale but I am unable to find my title documents. Is this a major issue?
Don’t worry too much. First the deeds may be retained by your mortgage company or they could be in the possession of the conveyancers who acted in the purchase. Secondly the chances are that 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. Nearly all conveyancing in Whitwick involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.
I am being advised by my solicitor that missing deeds insurance is needed on my purchase. What is the level of cover for Whitwick conveyancing?
The right level of missing deeds indemnity insurance depends on your lender. It would differ for example between Barclays and The Mortgage Works. Conveyancing lawyers as opposed to borrowers take out such insurances.
I happen to be the only recipient of my late grandmother’s estate and I have everything in my name now, including the my former home in Whitwick. Conveyancing formalities meant that the Land Registry date was in November. I want to move. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership will be considered the same way as if I'd bought the property in November. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. How practical a view banks take of it, depend on the bank as this clause is primarily there to identify subsales or the wholesaling and assigning of properties.
I am selling my house. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Barclays are being a right pain. The Whitwick solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays 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.
My relative recommended that where I am purchasing in Whitwick I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually included in the estimate for your Whitwick conveyancing searches. It is not a small document of more than thirty pages, listing and setting out important information about Whitwick around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Whitwick Education with plans and statistics, Local Amenities and other useful data about Whitwick.
How simple is it to swap solicitor as I need to choose one who is on the Halifax conveyancing panel. I hired a family conveyancing solicitor in Whitwick round the corner but the firm is not approved by Halifax
It would be our pleasure to help you select a conveyancing solicitor in Whitwick on the Halifax panel. Please note that the property lawyers that we list do not pay us a referral fee if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Whitwick. In making use of the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Whitwick.
I am using a search engine for the words cheap conveyancing in Whitwick it reveals many solicitorsin the vicinity. How do I determine which is the right property lawyer for my move?
The ideal way of finding a suitable conveyancer is via personal recommendation, so enquire of friends and relatives who have bought a property in Whitwick or the respected estate agent or financial adviser. Costs for conveyancing in Whitwick vary, so it's sensible to obtain at least four estimates from different conveyancers. Dont forget to clarify that the costs are guaranteed not to rise.
Can you provide any advice for leasehold conveyancing in Whitwick from the perspective of saving time on the sale process?
- Much of the delay in leasehold conveyancing in Whitwick can be bypassed if you appoint lawyers as soon as your agents start advertising the property and ask them to put together the leasehold information which will be required by the purchasers’ lawyers. Some Whitwick leases require Licence to Assign from the landlord. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. If you have carried out any alterations to the property would they have required Landlord’s approval? In particular have you installed wooden flooring? Whitwick leases often stipulate that internal structural alterations or installing wooden flooring calls for a licence from the Landlord consenting to such works. Where you fail to have the paperwork in place you should not communicate with the landlord without checking with your lawyer first. You believe that you know the number of years left on your lease but you should verify this via your solicitors. A purchaser's conveyancer will not be happy to advise their client to to exchange contracts if the lease term is below 75 years. It is therefore important at an early stage that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale.
Whitwick Leasehold Conveyancing - Sample of Questions you should consider Prior to buying
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Its a good idea to find out as much as possible about the company managing the block as they will impact your use and enjoyment of the property. As the owner of a leasehold property you are frequently at the mercy of the managing agents both financially and when it comes to every day issues like the upkeep of the common parts. You should not be afraid to ask other people what they think of them. Finally, be sure you discover the dates that you are obliged pay the service charge to the relevant party and precisely what you get for your money. How is the lease structured? What is the annual maintenance fee and ground rent?