It is a dozen years since I purchased my house in Edenthorpe. Conveyancing solicitors have just been appointed on the sale but I am unable to locate the deeds. Will this cause complications?
Don’t worry too much. First the deeds may be with the mortgage company or they may be in the possession of the lawyers who handled your purchase. Secondly in all probability the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring current official copies of the land registers. Nearly all conveyancing in Edenthorpe relates to registered property but in the rare situation where your property is unregistered it adds to the complexity but is resolvable.
I happen to be the only recipient of my late father’s estate and I have everything in my name alone, including the my former home in Edenthorpe. Conveyancing formalities meant that the Land Registry date was in March. I plan to dispose of the house. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership may be treated the same way as if I'd bought the house in March. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. How practical a view lenders take of it, depend on the mortgage company as this requirement principally exists to identify subsales or the flipping of property.
I had a mortgage agreed in principle with Barclays. Edenthorpe conveyancing practitioners have been appointed. What is the average time that one could expect to receive a mortgage offer from Barclays?
There is no definitive answer here. Have Barclays done the survey? Have you advised Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Santander have agreed my mortgage in principle, my bid on a apartment in Edenthorpe has been accepted, what happens next?
Your estate agent will wish to know who your solicitors are (ensure that the conveyancing practitioners are on the lender’s approved list). Call up Santander or the broker and finish off any relevant forms. Santander will instruct a valuer who will get in touch with the selling agent or owners to arrange a time for the valuation to take place. Once conducted (assuming no problems) it takes on average a week for the mortgage offer to be issued. Santander will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Edenthorpe.
Will commercial conveyancing searches disclose proposed roadworks that may impact a commercial estate in Edenthorpe?
Many commercial conveyancing solicitors in Edenthorpe will execute a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Edenthorpe. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Edenthorpe.
For each commercial conveyancing transaction in Edenthorpe it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to Edenthorpe commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Edenthorpe.
How does conveyancing in Edenthorpe differ for newly converted properties?
Most buyers of new build property in Edenthorpe approach us having been asked by the developer to sign contracts and commit to the purchase even before the house is completed. This is because builders in Edenthorpe tend to purchase the land, 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 used to new build conveyancing in Edenthorpe or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a house in Edenthorpe ahead of instructing solicitors. I have been told that there is a flying freehold aspect to the property. My surveyor has said that some banks will refuse to give a mortgage on a flying freehold property.
It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. If you contact us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Edenthorpe. Conveyancing will be smoother if you use a solicitor in Edenthorpe especially if they are acquainted with such properties in Edenthorpe.
My husband and I are four weeks into a freehold purchase having been referred to solicitors by the high street agent to handle our conveyancing in Edenthorpe. I am am starting to be dissatisfied with the quality of service. Could you help me find new conveyancers?
A lawyer would need to be very bad to suggest changing them. Has your loan offer been issued? If so you must make them aware of the replacement solicitor and get the loan are issued to the new lawyers. Your new solicitor ideally needs to be on the mortgage company approved list to avoid escalating charges and frustration. So that should be your starting point. The find a solicitor tool can help you find a lender approved conveyancer for your conveyancing in Edenthorpe