My conveyancer has discovered a a legal deficiency with the lease for the property we are purchasing in Bedford Hill. The other side have offered defective title insurance as a solution. We are happy with insurance and will pay for it. Our solicitor has advised that he must check that the lender is willing to move forward with this solution. Are we the client or is the lender?
Notwithstanding that you have a mortgage offer from the bank does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the bank are the client. These conveyancing instructions have to be complied with.
It is 10 years ago since I bought my property in Bedford Hill. Conveyancing solicitors have recently been instructed on the sale but I can't locate my deeds. Will this jeopardise the sale?
Don’t worry too much. First the deeds may be retained by the mortgage company or they could still be with the lawyers who handled the purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. The vast majority of conveyancing in Bedford Hill involves registered property but in the rare situation where your home is not registered it is more tricky but is resolvable.
Having spent time scouring mumsnet.com for an affordable lawyer in Bedford Hill, many advise that I must use a CQS kitemarked lawyer. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home ownership transfers, trusted by some of the UK's major banks. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). The scheme does not cover licenced conveyancers. Bedford Hill is one of the many areas of the UK where there are Accredited lawyers.
Please help - my lawyer says that absentee landlord insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Bedford Hill?
The right level of absentee landlord indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and The Royal Bank of Scotland. Conveyancing solicitors as opposed to borrowers take out such policies.
I can not fathom if my mortgage offer requires a lease extension. I have telephoned my Bedford Hill building society branch on various occasions and was informed it wasn't an issue and they will lend. My Bedford Hill conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Your solicitor has to comply with the Council of Mortgage Lenders’ Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am selling my apartment. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Leeds Building Society are being difficult. The Bedford Hill solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have been sourcing a conveyancing lawyer in Bedford Hill for my home move. Is there any facility to review a solicitor's record with the profession’s regulator?
Members of the public can read published Solicitor Regulator Association (SRA) decisions stemming from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. To find information Pre 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The SRA could monitor telephone calls for training purposes.
We are soon to purchasing a home in Bedford Hill. Could the lawyer keep the amount we are are purchasing for confidential from sites such as Zoopla. what can I do to make sure this is not noted?
HMLR by statute are required to reveal price paid information on the official title for residential properties countrywide including premises in Bedford Hill. The Title Register is an open document, so HMLR would be breaching their statutory duty if they failed to allow access to the register.
You can make a request of HMLR to withhold the price paid entry yet the response would be a No.