I have given 2 months notice to my current landlord and have to be out of my let out property in Burnt Oak by 13/11/2020. Conveyancing for my house purchase has just started. Can I complete in 5 weeks as I wish to avoid having to find short term accommodation?
It is unwise to give notice on a rental unless your lawyer suggests that you should. If you have not already done so, update to your lawyer and request that they apply pressure on the other solicitors, try to an agreed time frame that all parties will look to achieve
As someone not used to the Burnt Oak conveyancing process what is your top tip you can impart concerning the ownership transfer in Burnt Oak
You may not hear this from too many lawyers but conveyancing in Burnt Oak or throughout England and Wales is an adversarial process. Put another way, when it comes to conveyancing there is an abundance of opportunity for friction between you and others involved in the legal transfer of property. For instance, the seller, selling agent and even potentially a mortgage company. Choosing a lawyer for your conveyancing in Burnt Oak an important selection as your conveyancer is your adviser, and is the ONE person in the transaction whose interest is to act in your legal interests and to keep you safe.
There is a definite ongoing adversarial element to conveyancing- someone must be at fault for the process being so protracted. You should always trust your conveyancer above all other players in the home moving process.
I am mortgaging my flat in Burnt Oak, does my lawyer have to be on the Leeds Building Society Solicitor panel?
In theory, you could use a solicitor that is not on the Leeds Building Society conveyancing panel, but Leeds Building Society would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
I happen to be the only beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Burnt Oak. The Burnt Oak property was put into my name in August. I plan to dispose of the property. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship may be considered the same way as if I'd bought the house in August. Is the property unsalable for six months?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. How practical a view lenders take of it, depend on the lender as this clause principally exists to capture the purchase and immediately sell or the wholesaling and assigning of property.
I am currently in the process of buying my council flat in Burnt Oak. I have a mortgage offer with Coventry BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Santander are being pedantic. The Burnt Oak solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
Just bought a terraced house in Burnt Oak , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Burnt Oak conveyancing solicitor has been painfully slow, so I want to be certain the land registry aspects are addressed.
There is nothing unique when it comes to conveyancing in Burnt Oak registration formalities. Rather than based on location, timeframes can adjust according to the party submitting the application, whether there are errors and if the Land registry communicate with any interested persons or bodies. Currently approximately 80% of submission are fully dealt with within two weeks but occasionally there can be longer delays. Historically registration takes place once the new owner has moved in to the property thus 'speed' is not always top priority yet if there is a degree of urgency associated with the registration then you or your conveyancer must communicate with the Registry to express the reasoning for the application to be prioritised.
Due to the guidance of my in-laws I had a survey completed on a property in Burnt Oak prior to appointing solicitors. I have been told that there is a flying freehold overhang to the house. My surveyor advised that some mortgage companies may refuse to issue a loan on such a premises.
It depends who your proposed lender is. Bank of Scotland has different requirements from Birmingham Midshires. Should you wish to call us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Burnt Oak. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Burnt Oak to see if the conveyancing costs will increase in light of this.