It is is a decade since I bought my house in Deanshanger. Conveyancing lawyers have recently been instructed on the sale but I can't locate the title documents. Is this a major issue?
Don’t worry too much. First the deeds may be with your mortgage company or they could be in the possession of the solicitor who oversaw your purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. Almost all conveyancing in Deanshanger involves registered property but in the unlikely event that your property is not registered it is more tricky but is not insurmountable.
We wanted to use a conveyancing solicitor in Deanshanger for our house purchase. Our financial adviser informed us that our bank Coventry Building Society won't deal with them. Why is this not regarded as unfair competition?
A lender will direct that an approved solicitor act for it. You would be liable to bear the charges for this. Try using our database to choose a solicitor to carry conveyancing in Deanshanger on the Coventry Building Society approved list of solicitors.
I acquired my house on 16 January and my personal details are still not registered. Should I be concerned? My conveyancing solicitor in Deanshanger said it will be formalised in a couple of weeks. Are transfers in Deanshanger particularly slow to register?
There is nothing unique when it comes to conveyancing in Deanshanger registration formalities. As opposed to being determined by geographic area, timescales can differ subject to the party submitting the application, whether it is in order and if the Land registry have to notify any interested parties. As of today roughly 80% of submission are fully dealt with within two weeks but some can be subject to extensive hold-ups. Registration occurs after the purchaser is living at the premises so an expedited registration is not always top priority but if there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for an expedited registration.
How does conveyancing in Deanshanger differ for newly converted properties?
Most buyers of new build property in Deanshanger approach us having been asked by the developer to sign contracts and commit to the purchase even before the property is completed. This is because developers in Deanshanger typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Deanshanger or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Deanshanger is where the house is located. What do you suggest?
Flying freeholds in Deanshanger are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Deanshanger you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Deanshanger 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 premises.
When it comes to my conveyancing in Deanshanger should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Deanshanger conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancer's time in submitting the funds this way.