It is a dozen years since I purchased my property in Adlington. Conveyancing solicitors have just been instructed on the sale but I am unable to find the title deeds. Will this cause complications?
You need not be too concerned. First the deeds may be retained by the mortgage company or they could still be with the conveyancers who acted in the purchase. Secondly the likelihood is that the title will be registered 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. Almost all conveyancing in Adlington relates to registered property but in the unlikely event that your home is unregistered it is more tricky but is not insurmountable.
We are buying a 4 bedroom semi-detached house in Adlington. We would like to an extension at the rear at the house.Will legal conveyancing on the property involve enquiries to ascertain if these works are prohibited?
Your conveyancer will check the registered title as conveyancing in Adlington will on occasion identify restrictions in the title deeds which prohibit certain alterations or need the consent of a 3rd party. Many works require local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these things with a surveyor before you commit yourself to a purchase.
Completion of my remortgage has taken place for my property in Adlington. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I recently had an offer accepted on an apartment in Adlington. My financial adviser recommended their conveyancers. I paid an upfront payment of £150. Not long after, the lawyer contacted me to say that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My wife and I are close to exchanging contracts on the sale of our house in Adlington and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used an internet conveyancing practice rather than a conveyancing solicitor in Adlington. We have lived in Adlington for 4 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
It has been three months since my purchase conveyancing in Adlington concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
My husband and I are novice buyers - had an offer accepted, but the selling agent advised that the owners will only go ahead if we instruct the agent's preferred conveyancers as they want a ‘quick sale’. My instinct tells me that we should use a high street conveyancer who is accustomed to conveyancing in Adlington
We suspect that the owner is not behind this ultimatum. Should the owner desire ‘a quick sale', taking such a hostile approach to a motivated buyer is not the way to achieve this. Speak to the vendors direct and make the point that (a)you are serious purchasers (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you will continue to appoint your own,trusted Adlington conveyancing solicitors - rather thanthose that will give their estate agent a introducer fee or achieve conveyancing targets pre-set by HQ.
My partner and I today discovered that one of the partners of the firm undertaking the purchase conveyancing in Adlington is an uncle of the seller. Is this allowed?
As long as there is no conflict of interest this should be fine. If you are needing a home loan then the mortgage company may have a say as many lenders have specific requirements on this. For example for RBS (One Account) as of 25/2/2024, the requirements read as follows :