Can you help - my lawyer says that breach of easement insurance is required on my purchase. What is the level of cover for Beacontree Heath conveyancing?
The right level of breach of easement indemnity insurance depends on your lender. It would differ for example between Lloyds TSB Bank and Bank of Scotland. Conveyancing practitioners as opposed to borrowers take out such insurances.
is it true that all Beacontree Heath solicitors on the HSBC conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the HSBC conveyancing panel they would need to be regulated by the SRA. Some banks do list licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.
I am currently in the process of buying my council flat in Beacontree Heath. I have a mortgage offer with HSBC. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.
Do commercial conveyancing searches reveal impending roadworks that could impact a commercial land in Beacontree Heath?
Many commercial conveyancing solicitors in Beacontree Heath will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Beacontree Heath. 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 Beacontree Heath.
For each commercial conveyancing transaction in Beacontree Heath it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to Beacontree Heath commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Beacontree Heath.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The conveyancers who conducted the conveyancing in Beacontree Heath 10 years ago have long since closed. What are my next steps?
As long as the title is registered the information relating to your ownership will be evidenced by HMLR under a Title Number. It is possible to execute a search at the Land Registry, identify your property and secure current copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will in most cases retain a file copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
I opted to have a survey completed on a property in Beacontree Heath before retaining conveyancers. I have been told that there is a flying freehold element to the house. The surveyor advised that some mortgage companies may refuse to issue a mortgage on such a house.
It depends who your proposed lender is. Lloyds has different requirements for example to Halifax. Should you wish to call us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Beacontree Heath. Conveyancing will be smoother if you use a solicitor in Beacontree Heath especially if they are accustomed to such properties in Beacontree Heath.
I am thinking of appointing a conveyancing practitioner in Beacontree Heath for my home move. Is it possible to review a solicitor's complaints history with the legal regulator?
One can find presented Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The SRA sometimes recorded call for training reasons.
Should one as executor remove a deceased person's name from the title register for a property in Beacontree Heath?
If a Beacontree Heath property is co-owned and one of the proprietors passes away, the name will not automatically be removed from the Land Registry title. It is not necessary to remove their name as in the event of a sale your lawyer would simply be required to supply proof why the other proprietor is missing from the transfer, such as the probate documents.
With a view to making the sale conveyancing more straight forward in the future you can arrange to have the deceased person erased from the title by applying to HMLR with proof of the death. There is no land registry fee payable.