It is 10 years ago since I bought my home in Birkenshaw. Conveyancing lawyers have just been retained on the sale but I can't track down the title documents. Will this cause complications?
You need not be too concerned. Firstly there is a chance that the deeds will be retained by your mortgage company or they could still be with the lawyers who handled the purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. The vast majority of conveyancing in Birkenshaw involves registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.
I am purchasing a new build flat in Birkenshaw. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Birkenshaw you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Birkenshaw.
is it true that all Birkenshaw solicitor firms on the Lloyds conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Lloyds approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. The majority of mortgage companies do permit licenced conveyancers on their panel and in such a situation the practice would be regulated by the CLC.
How can we tell if a Birkenshaw conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Birkenshaw getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer conducting your conveyancing.
I have paid off my mortgage with Principality. I assume I don't need a Birkenshaw property lawyer on the Principality panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
How does conveyancing in Birkenshaw differ for newly converted properties?
Most buyers of new build residence in Birkenshaw come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is finished. This is because builders in Birkenshaw tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Birkenshaw or who has acted in the same development.
I opted to have a survey completed on a house in Birkenshaw ahead of instructing conveyancers. I have been told that there is a flying freehold aspect to the property. My surveyor has said that some mortgage companies will not grant a loan on such a property.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. Should you wish to call us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Birkenshaw. Conveyancing may be slightly more expensive based on your lender's requirements.
Taking into account that I will soon spend 450k on a garden flat in Birkenshaw I wish to talk to a lawyer concerning theconveyancing prior to giving the go ahead to the firm. Is this something that you can arrange?
We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor due to be carrying out your property ownership legalities in Birkenshaw.There is no ‘factory style conveyancing’ - every client is an important individual, not a file number. The law firms that we put you in touch with believe that the figure you are provided with for residential conveyancing in Birkenshaw should be the figure that you end up paying.