Is the fact that my conveyancer in Denton is not identified on my lender's conveyancing panel that there is a problem with the standard of her conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Denton conveyancing firm and enquire why they are no longer on the approved list for your lender.
Do the Building Society Association intend to launch a online directory to list practices on the Earl Shilton BS conveyancing panel for example in Denton?
We would not expect to be advised of any intention on the part of the BSA to develop such a search facility.
I am purchasing a victorian detached house in Denton. We would like to carry out an extension to the side at the house.Will legal investigations on the property include checks to see if these works are allowed?
Your solicitor will check the registered title as conveyancing in Denton will on occasion reveal restrictions in the title documents which restrict categories of alterations or require the permission of a 3rd party. Some works need local authority planning consent and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
I am currently in the process of buying my council flat in Denton. I have a mortgage agreed with Santander. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
Planning on purchasing a house in Denton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Denton solicitor is on the Nottingham conveyancing panel.
What does a local search tell me about the property we're buying in Denton?
Denton conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company such as PSG The local search plays a central part in many a Denton conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your new home. The search will provide data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.
The deeds to my home are lost. The conveyancers who conducted the conveyancing in Denton 10 years ago no longer exist. What are my next steps?
As long as you have a registered title the information relating to your proprietorship will be held by HMLR with a Title Number. It is easy to conduct a search at the Land Registry, identify your property and secure up to date copies of the property title for a small fee. If the title is Leasehold then the Land Registry will usually hold a certified copy of the Registered Lease and again, a copy can be obtained for a small fee.
Having had my offer accepted I require leasehold conveyancing in Denton. Before diving in I want to be sure as to the remaining lease term.
Assuming the lease is recorded at the land registry - and most are in Denton - then the leasehold title will always include the basic details 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.
Denton Leasehold Conveyancing - A selection of Queries Prior to Purchasing
-
The prefered form of lease arrangement is where the freehold title is owned by the leaseholders. In this arrangement the lessees have being in charge if their destiny and although a managing agent is frequently employed where it is bigger than a house conversion, the managing agent acts for the leaseholders themselves. How long is the Lease? Is anyone aware of any major works in the planning that could increase the maintenance charges?