It is 10 years ago since I acquired my home in Long Melford. Conveyancing lawyers have just been instructed on the sale but I can't find my title documents. Will this jeopardise the sale?
Don’t worry too much. First the deeds may be retained by the mortgage company or they could be in the possession of the solicitor who handled the purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Almost all conveyancing in Long Melford involves registered property but in the unlikely event that your property is not registered it is more problematic but is resolvable.
I had intended to instruct a property lawyer in Long Melford for our house purchase. Our financial adviser has since advised us that our mortgage company The Mortgage Works won't deal with them. Surely this is unfair competition?
Pre- 2008 most banks had a different appetite for risk. Almost all Long Melford conveyancing firms would have been on many mortgage company panels. The financial services regulator in 2010 completed a thematic investigation into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more data from law firms concerning their operations and their employees as well as set certain criteria such a completing on a minimum number of conveyancing. Many Long Melford conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Long Melford is amongst the many locations where the conveyancers we recommend are members of the panel for The Mortgage Works.
Should commercial conveyancing searches disclose impending roadworks that could impact a commercial land in Long Melford?
Its becoming the norm that commercial conveyancing solicitors in Long Melford will order 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 Long Melford. The report provides 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 Long Melford.
For every commercial conveyancing transaction in Long Melford it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Long Melford commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Long Melford.
My wife and I own a renovated Georgian property in Long Melford. Conveyancing lawyer represented me and Britannia. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold under the matching address. I thought I was buying a freehold how can I check?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Long Melford and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with your conveyancing solicitor who conducted the work.
Am I right to be suspicious that brokers that I am dealing with are recommending an online conveyancing firm rather than a High Street Long Melford conveyancing company?
As is the case with many service providers, often referrals from connections can be very helpful. Yet there are numerous players in a conveyancing matter; estate agents, mortgage brokers and mortgage companies might all recommend solicitors to use. On occasion these lawyers might be known to one of the organisations as being good in their field, but occasionally there might be a financial incentive behind the endorsement. You have the discretion to appoint your preferred lawyer. However, bear in mind that many mortgage providers specify a panel list of law firms you have to use for the lender related work in your conveyancing.
I need to find a bank panel solicitor in Long Melford. Can you assist?
It is not clear why you need a Long Melford panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the lender to find out which solicitors in Long Melford are on their panel . If you do find such a firm in Long Melford not listed please direct them to our site to list. After all the cost is only one £1 a month