Unfortunately I am unable to travel far from Townhill. What is the rationale as to why all Townhill conveyancing practitioners are not on all mortgage company panels?
Before the recession most mortgage companies demonstrated an approach to risk which is different than today. The financial regulator in 2010 instigated a thematic review into mortgage fraud which in summary warned lenders: know the lawyers on your panel. Consequently, banks have subsequently looked to extract more data from law firms regarding their operations and the individuals who work for them and set certain criteria such as completing a minimum number of transactions. Thousands of law practices have found themselves excluded from lender panels even though they had 100% healthy disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms found it impossible satisfy the criteria of volume of transactions the lenders required.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The conveyancers who did the conveyancing in Townhill 10 years ago are no longer around. Will I be able to sell the house?
Gone are the days when you need to have the physical official documentation to prove you own the land or property, as the Land Registry have everything they need in a digital format.
I am buying a new build flat in Townhill. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Townhill
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
Should I be concerned by third parties that I am dealing with are encouraging me to use a nationwide conveyancing firm rather than a High Street Townhill conveyancing practice?
As with lots of service providers, often suggestions from family and friends can be worth their weight in gold. But there are many players in a conveyancing transaction; estate agents, financial adviser and mortgage companies may put forward conveyancers to instruct. On occasion the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there behind the scenes financial incentive behind the recommendation. You are free to appoint your own lawyer. You need to be aware that the majority of lenders specify a panel list of lawyers you must use for the lender related work in your transaction.
My husband and I are new on the property ladder - had an offer accepted, but the property agent advised that the owners will only go ahead if we use the agent's recommended conveyancers as they want an ‘expedited deal’. Our preferred option is to instruct a family solicitor accustomed to conveyancing in Townhill
We suspect that the owner is unaware of this request. If they require ‘a quick sale', alienating a motivated buyer is is going to put the whole deal at risk. Contact the sellers directly and make the point that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)however you will continue to instruct your preferred Townhill conveyancing firm - rather thanthe ones that will earn their estate agent a introducer fee or meet his conveyancing targets demanded by head office.
Should one as executor remove a deceased person's details from the title deeds for a property in Townhill?
Where a Townhill property is jointly owned and one of the proprietors dies, the name will not immediately be removed from the title deeds. You are not required to amend the title as in the event of a disposal you would simply be required to supply proof why the joint proprietor is not included in the transfer, typically this is in the form of a grant of probate.
With the aim of making the sale conveyancing smoother in the future you can arrange to have the deceased person removed from the title register by applying to HM Land Registry with evidence of the death. There is no charge from the Registry for this service.