I am not in a position to travel far from Bishopsworth. I would like to know the logic why all Bishopsworth property lawyers aren't automatically on all bank panels?
Banks highlight the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud annually.The elimination of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its conclusions included recommendations for lending institutions to review their conveyancing panels, which triggered a major policy change in the sector. This led to mortgage companies purging a number of firms from their books of approved property lawyers .
Can you help - my lawyer advises that lack of planning permission insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Bishopsworth?
The right level of lack of planning permission indemnity insurance should be dictated by who your lender. It would differ for example between Nationwide Building Society and The Mortgage Works. Conveyancing practitioners as opposed to members of the public take out such insurances.
My wife and I have arranged the release of further funds on our home loan from Barclays as we intend to conduct a loft conversion to our house in Bishopsworth. Are we obliged to select a bricks and mortar Bishopsworth solicitor on the Barclays conveyancing panel to handle the legals?
Barclays would not normally appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays panel.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Bishopsworth lawyer on the Nottingham panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
I have todaybecome aware that Arc property Solicitors have closed. They conducted my conveyancing in Bishopsworth for a purchase of a leasehold flat 9 months ago. How can I establish that my home is not still registered in the name of the former proprietor?
The quickest method to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bishopsworth conveyancing specialists.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Bishopsworth. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Bishopsworth
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? 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. 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. There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
I decided to have a survey done on a house in Bishopsworth ahead of instructing conveyancers. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some banks tend refuse to give a loan on this type of premises.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. Should you wish to call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Bishopsworth. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bishopsworth to see if the conveyancing costs will increase in light of this.
A licensed conveyancer handled my conveyancing in Bishopsworth half a dozen years ago and was holding my title documents but has since been shut down – What steps do I now take to retreive these?
Title deeds, as such, no longer exist as the majority of homes in Bishopsworth are recorded electronically at Land Registry. Where you need to establish ownership or are selling or re-mortgaging your conveyancer should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.