It is 10 years ago since I bought my home in Cirencester. Conveyancing lawyers have just been instructed on the sale but I can't locate my title documents. Will this jeopardise the sale?
You need not be too concerned. First there is a chance that the deeds will be with the mortgage company or they may be in the possession of the lawyers who acted in the purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring current official copies of the land registers. The vast majority of conveyancing in Cirencester involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is not insurmountable.
We hope to to buy with Melton Mowbray Building Society. I visited a couple of high street companies yet cant to find a Cirencester conveyancing firm on the Melton Mowbray Building Society panel. Please you assist?
Please do take advantage of the search tool on this site. Pick the lender and type Cirencester or your preferred area and you will be presented with numerous solicitors offices in Cirencester or nearest you.
We are buying a 3 bedroom semi in Cirencester. Our aim is to convert the garage to a playroom at the property.Will legal work on the property include enquiries to see if these works were previously refused?
Your property lawyer will check the deeds as conveyancing in Cirencester can on occasion reveal restrictions in the title documents which prevent certain works or need the permission of a 3rd party. Certain extensions need local authority planning permissions and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these things with a surveyor prior to committing yourself to a purchase.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Cirencester lawyer on the Leeds Building Society panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Leeds Building Society 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 Leeds Building Society mortgage from the register. Leeds Building Society, 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 Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
The mortgage over my property is with Lloyds for my property in Cirencester. Conveyancing has been completed some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?
Your original mortgage agreement with Lloyds will provide that you need their approval before renting your property as this is likely to be a breach of Lloyds’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. It should not be necessary to do this via a Lloyds conveyancing panel solicitor.
I have a renovated Georgian property in Cirencester. Conveyancing lawyer acted for me and Bank of Scotland. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold under the matching address. Is it worth asking Bank of Scotland to clarify?
You should review 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 Cirencester 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 enquire as to the situation with the conveyancing lawyer who conducted the conveyancing.
I am looking for a ground for flat up to £305k and found one round the corner in Cirencester I like with open areas and transport links nearby, however it's only got 61 remaining years left on the lease. I can't really find anything else in Cirencester in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you require a mortgage the shortness of the lease may be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you can 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 existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.
I have been Googling for Cirencester competitive conveyancing fees. Can I be confident that all the Cirencester law firms that are listed on your site are on the lender conveyancing panel?
The solicitor and licensed conveyancing practices on our directory have assured us via an online form that they are on the bank panel and agreed to advise us to take down their listing in the event of removal off of the lender panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific Cirencester firm being on the lender conveyancing panel is not accurate.