Are all Blaby Conveyancing Quality Solicitors on the RBS conveyancing panel?
A selection of lenders now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Blaby lawyer on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
I can not work out if my lender requires a lease extension. I have called my Blaby building society branch on a couple of occasions and was advised it wasn't an issue and they would lend. My Blaby conveyancing solicitor - who is on the bank conveyancing panel- called to say that they will not lend based on their published requirements. I have no idea who is right.
As long as the lawyer is on the lender panel, they must adhere to the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I need some expedited conveyancing in Blaby as I have pressure to complete inside one month. Thankfully I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?
As you are not taking a home loan you have the choice not to have searches conducted although no solicitor would suggest that you don't. Drawing on our experience of conveyancing in Blaby the following are instances of issues that can arise and therefore affect future mortgageability: Refused Planning Applications, Overdue Fees, Outstanding Grants, Railway Schemes,...
My wife and I have a terraced Victorian house in Blaby. Conveyancing practitioner represented me and Yorkshire Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Blaby and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with your conveyancing practitioner who conducted the conveyancing.
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Blaby is where the house is located. Is there any advice you can give?
Flying freeholds in Blaby are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Blaby you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blaby may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
In surfing the internet for the term on line conveyancing in Blaby it brings up many solicitorsin the area. With so much choice what is the best way to find the suitable solicitor for me?
The ideal way of finding the right conveyancer is via personal recommendation, so ask friends and family who have acquired a property in Blaby or the local estate agent or mortgage broker. Fees for conveyancing in Blaby differ, so it's sensible to secure a minimum of four fee calculations from varying types of solicitors. Make sure that you clarify that the costs are guaranteed not to increase.
Back In 2009, I bought a leasehold house in Blaby. Conveyancing and National Westminster Bank mortgage organised. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in Blaby who previously acted has long since retired. What should I do?
First contact the Land Registry to make sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. You do not need to incur the fees of a Blaby conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Leasehold Conveyancing in Blaby - A selection of Questions you should ask Prior to Purchasing
If a Blaby lease has fewer than eighty years it will affect the value of the apartment. It is worth checking with your mortgage company that they are willing to go ahead with the loan given the lease term. A short lease means that you will almost definitely have to extend the lease sooner rather than later and you need to have some idea of what this will be. Remember, in most cases you would be be obliged to have been the owner of the residence for two years in order to be legally able to exercise a lease extension. The answer will be helpful as a) areas could cause problems for the block as the communal areas may start to deteriorate where repairs remain unpaid b) if the tenants have a dispute with the managing agents you will want to know about it What is the name of the managing agents?