It is 10 years ago since I bought my home in Wrington. Conveyancing solicitors have just been appointed on the sale but I am unable to find the deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly there is a chance that the deeds will be retained by the lender or they could be in the possession of the lawyers who acted in the purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. Most conveyancing in Wrington involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.
I am purchasing a property in Wrington. One unusual aspect is that the roof has a solar panel. UBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is UBS your lawyer must comply with the conveyancing instructions contained in Section two of UK Finance Lenders’ Handbook for UBS. The CML Handbook contains minimum specifications for solar panel roof-space leases, and property lawyers are required to report to UBS where a lease does not meet these conditions. The conditions relate to the installation of panels on properties nationwide and is not restricted to Wrington.
We expect to receive a OIP from Leeds Building Society 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 Leeds Building Society recommend any Wrington solicitors on the Leeds Building Society conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Wrington solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
At last I have had an offer on an apartment in Wrington accepted, the vendors do however have an associated purchase. The sellers have placed an offer on a property, however it’s not yet tied up, and have viewings of other properties booked. I have instructed a high street conveyancing solicitor in Wrington. What should be my next step? When should I get the mortgage application with Kent Reliance going?
It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx £1k, then valuation, Wrington conveyancing search charges, etc). First, you should ensure that your solicitor is on the Kent Reliance approved list. As to the subsequent phase this very much depends on the specifics of your transaction, motivation for the property and on the state of the market. In a rising market many buyers will apply for the mortgage with Kent Reliance and arrange for the valuation and only if it was satisfactory would they ask their solicitor to press on with searches.
How does conveyancing in Wrington differ for new build properties?
Most buyers of new build premises in Wrington contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is constructed. This is because builders in Wrington usually purchase the site, 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 Wrington or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a quick, no chain conveyancing. Wrington is where the house is located. Is there any guidance you can impart?
Flying freeholds in Wrington are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Wrington you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wrington 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 residence.
As co-executor for the will of my aunt I am disposing of a house in Swansea but live in Wrington. My lawyer (based 300 miles from merequires that I execute a statutory declaration prior to completion. Can you recommend a conveyancing solicitor in Wrington who can witness this legal document for me?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are Wrington based
I have appointed a Wrington conveyancing solicitor for our house purchase (novice purchasers) and have picked up in the terms and conditions that they are not governed by the FCA. Should I be worried or is that the norm with lawyer?
We can't see why they should be. Most conveyancing practitioner don't lend money. They should be regulated by the SRA, who dictate specific stipulations in place on monies deposited by them.