AssumingI was to purchase a straightforward homein Datchet and Langley for cash and dispense with a survey and no local authority searches how much should I expect to to save on my conveyancing in Datchet and Langley?
Any savings you would achieve will be isolated to the disbursement for searches. A solicitor is required to do the vast majority of work - money laundering, liaising with the sellers conveyancing practitioner, SDLT submission, register the property etc. A marginal saving might be made by not needing to register a mortgage but it will not be a lot.
It is a dozen years since I bought my property in Datchet and Langley. Conveyancing solicitors have just been instructed on the sale but I can't find the title deeds. Will this cause complications?
You need not be too concerned. First the deeds may be with your mortgage company or they may still be with the solicitor who handled the purchase. Secondly in all probability the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Almost all conveyancing in Datchet and Langley relates to registered property but in the rare situation where your property is unregistered it is more tricky but is not insurmountable.
I have a mortgage with Coventry BS for my property in Datchet and Langley. Conveyancing has been completed a year 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 Coventry BS?
Your original mortgage agreement with Coventry BS will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Coventry BS’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 Coventry BS directly. It should not be necessary to do this via a Coventry BS conveyancing panel lawyer.
I am selling my apartment. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Yorkshire BS are being difficult. The Datchet and Langley solicitor who is on the Yorkshire BS conveyancing panel is recommending indemnity insurance as a solution but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS 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.
After shopping around on the internet I have found a Datchet and Langley property lawyer having checked that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander 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. You may wish to consider appointing your own Datchet and Langley surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Will commercial conveyancing searches reveal impending roadworks that could affect a commercial estate in Datchet and Langley?
Its becoming the norm that commercial conveyancing solicitors in Datchet and Langley will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Datchet and Langley. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Datchet and Langley.
For every commercial conveyancing transaction in Datchet and Langley it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to Datchet and Langley commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Datchet and Langley.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what should have been a straight forward, no chain conveyancing. Datchet and Langley is where the house is located. Can you offer any advice?
Flying freeholds in Datchet and Langley are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Datchet and Langley you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Datchet and Langley may determine 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 residence.
In my capacity as executor for the estate of my aunt I am disposing of a property in Cardiff but I am based in Datchet and Langley. My conveyancer (who is 200 miles awayneeds me to sign a stat dec ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Datchet and Langley to attest this legal document for me?
strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are located in Datchet and Langley