It is is a decade since I acquired my property in Bounds Green. Conveyancing lawyers have now been retained on the sale but I can't track down my title deeds. Will this cause complications?
You need not be too concerned. First the deeds may be retained by your lender or they may stored with the lawyers who oversaw your purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. The vast majority of conveyancing in Bounds Green relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
we are a couple who wish to acquire a newbuild apartment in Bounds Green with a homeloan from Nottingham Building Society.We like our Bounds Green conveyancing lawyer but Nottingham Building Society informed us she’s not on their "panel". It seems we have little choice but to instruct a Nottingham Building Society panel solicitor or retain our local solicitor and pay for a Nottingham Building Society panel lawyer to represent them. We feel as though this is unjust; Can we not simply insist that Nottingham Building Society use our lawyer?
No, not really. The home loan issued to you contains terms and conditions, a common one being that lawyers must be on the Nottingham Building Society conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Nottingham Building Society
Are all Bounds Green Conveyancing Quality Solicitors on the Co-operative conveyancing list of approved practices?
It is true that some lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
Can I be sure that the Bounds Green conveyancing solicitor on the Clydesdale panel is any good?
When it comes to conveyancing in Bounds Green seeking 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 recommend that you speak with the solicitor carrying out your conveyancing.
We have agreed to purchase a house in Bounds Green. A rare aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Lloyds your lawyer must check the formal requirements contained in Section 2 of UK Finance Lenders’ Handbook for Lloyds. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Lloyds where a lease fails to comply with these conditions. The specifications relate to the installation of panels on properties in England and Wales and is not isolated to Bounds Green.
I am purchasing a house and the solicitor has raised the issue of Chancel Repair to which the house could be liable because it falls into the area of such a church. She has recommended insurance. Is this really warranted for conveyancing in Bounds Green
Unless a prior purchase of the house took place after 12 October 2013 you can assume that lawyers delivering conveyancing in Bounds Green to continue to suggest a chancel search and or insurance against a claim.
I have a semi-detached Victorian house in Bounds Green. Conveyancing lawyer represented me and Nottingham Building Society. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold with the exact same address. Is it worth asking Nottingham Building Society to clarify?
You should assess 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bounds Green and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with the conveyancing practitioner who conducted the work.
I am looking for a leasehold apartment up to £245,000 and found one round the corner in Bounds Green I like with a park and transport links in the vicinity, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Bounds Green for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a mortgage the remaining unexpired lease term will likely be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.