It is is a decade since I purchased my property in Wilton. Conveyancing lawyers have just been instructed on the sale but I can't locate my title deeds. Is this a major issue?
You need not be too concerned. Firstly the deeds may be kept by the mortgage company or they may still be with the lawyers who handled the purchase. Secondly the likelihood is that the property will be recorded 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. Most conveyancing in Wilton relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.
Please help - my lawyer says that lack of building regulations insurance is needed on my purchase. What is the level of cover for Wilton conveyancing?
The right level of lack of building regulations indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and Chelsea Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.
Can I be sure that the Wilton conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Wilton getting recommendations is a good 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 which is cheap as chips. We would always advise that you speak with the solicitor handling your conveyancing.
After shopping around on the internet I have found a Wilton conveyancing practitioner having checked that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society 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 solicitor 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 Wilton postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Wilton.
A relative advised me that if I am purchasing in Wilton I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your Wilton conveyancing searches. It is not a small report of about 40 pages, listing and detailing significant information about Wilton around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Wilton Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Wilton Education with maps and statistics, Local Amenities and other useful information about Wilton.
Despite weeks of looking the Title Certificate and documents to my property can not be found. The conveyancers who did the conveyancing in Wilton 4 years ago have long since closed. Will I be able to sell the house?
Assuming you have a registered title the details of your proprietorship will be held by HMLR under a Title Number. It is possible to conduct a search at the Land Registry, identify your property and secure current copies of the property title for a small fee. If the title is Leasehold then the Land Registry will in most cases retain a file duplicate of the Registered Lease and again, a copy can be ordered for twenty pounds.
How does conveyancing in Wilton differ for new build properties?
Most buyers of new build residence in Wilton approach us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because new home sellers in Wilton usually purchase 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 conveyancers 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 Wilton or who has acted in the same development.
I am in need of some leasehold conveyancing in Wilton. Before I get started I require certainty as to the number of years remaining on the lease.
If the lease is recorded at the land registry - and most are in Wilton - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Wilton Leasehold Conveyancing - Sample of Queries Prior to buying
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It is important to be aware if changing the roof or some other significant cost is due in the foreseeable future that will be shared amongst the tenants and may well dramatically increase the the service charges or require a one off payment. What prohibitions exist in the Wilton Lease? Who manages the block?