It is a dozen years since I purchased my home in Cannington. Conveyancing solicitors have now been retained on the sale but I can't track down the deeds. Is this a major issue?
Don’t worry too much. Firstly the deeds may be with the mortgage company or they may stored with the conveyancers who oversaw the purchase. Secondly in most cases the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Almost all conveyancing in Cannington involves registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.
My wife and I buying a end of terrace house in Cannington. The intention is to an extension at the rear at the house.Will legal investigations on the property include enquiries to determine if these works are permitted?
Your property lawyer will check the registered title as conveyancing in Cannington will occasionally reveal restrictions in the title documents which restrict certain works or require the consent of a 3rd party. Some works need local authority planning consent and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
Are all Cannington Conveyancing Quality Solicitors on the UBS conveyancing panel?
It is true that some lenders now use CQS as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,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.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Cannington solicitor - who is on the Lloyds conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Cannington postcode. As you are getting a mortgage with Lloyds, you could contact them to see if they have a list of approved surveyors in Cannington.
I moved into my house on 3 April and the transaction details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Cannington advises it would be dealt with inside ten days. Are transfers in Cannington uniquely lengthy to register?
As far as conveyancing in Cannington registration is no quicker or slower than the rest of the country. Rather than based on location, timeframes can adjust according to the party submitting the application, whether it is in order and if the Land registry need to notify any other persons or bodies. Currently approximately three quarters of submission are completed within two weeks but occasionally there can be longer delays. Historically registration is effected once the purchaser has moved in to the premises so 'speed' is not usually primary concern but if it is urgent that the the registration takes place urgently then you or your lawyers can communicate with the Registry to express the reasoning for the application to be prioritised.
Just had an offer accepted on a new build flat in Cannington. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Cannington
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision.
I need to find a conveyancing solicitor for leasehold conveyancing in Cannington. I've land on a site which appears to be the ideal solution If there is a chance to get all this stuff completed via web that would be preferable. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Much to my surprise my property lawyer in Cannington has requested from me ID documents asserting that this forms part of his obligations as a conveyancer on the mortgage company Solicitor panel. This is news to me - can I refuse?
Anti-terror and anti-money-laundering rules require Cannington conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Terms and Conditions that you need to sign will no doubt confirm this. Your lawyer is right that the mortgage company also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the lender's UK Finance Lenders’ Handbook requirements