I am selling my flat in Eden Park. Will the conveyancing practitioner have to be on the RBS conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the RBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently at the moment.
A relative informed me that in purchasing a property in Eden Park there may be various restrictions as to what one can do in terms of external alterations to the property. Is this right?
We are aware of anumerous of properties in Eden Park which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Eden Park should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We were going to get a DIP from Leeds Building Society this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Eden Park solicitors on the Leeds Building Society conveyancing panel, or is it better to go independently?
You will need to appoint Eden Park solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
My partner and I are in the process of viewing houses in Eden Park and I am now considering a potential offer. Is it too early to have a solicitor in place? I intend to finance via a mortgage with Bank of Ireland.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are obtaining a mortgage with Bank of Ireland, ask your prospective lawyers if they are on the Bank of Ireland conveyancing panel otherwise they can't do the mortgage legal work.
We are purchasing a house and the solicitor has mentioned Chancel Repair to which the property may be obligated to pay as it falls into the area of such a church. He has suggested insurance. Is this really necessary for conveyancing in Eden Park
Unless a previous purchase of the property took place post 12 October 2013 you could take it that lawyers handling conveyancing in Eden Park to remain recommending a chancel search and or chancel repair liability insurance.
How does conveyancing in Eden Park differ for new build properties?
Most buyers of new build residence in Eden Park approach us having been asked by the developer to sign contracts and commit to the purchase even before the premises is finished. This is because builders in Eden Park tend to acquire the land, 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 Eden Park or who has acted in the same development.
Should I be suspicious about 3rd parties that I am dealing with are recommending a factory type conveyancing firm as opposed to a local Eden Park conveyancing firm?
As with many service providers, often referrals from connections can be extremely useful or valuable. But there are numerous parties with a keen interest in a conveyancing matter; estate agents, mortgage brokers and mortgage companies might all recommend solicitors to appoint. On occasion the lawyers might be known to one of the organisations as one of the best in their field, but occasionally there may be a financial incentive behind the endorsement. You have the right to appoint your own conveyancer. However, bear in mind that many mortgage providers have an approved list of solicitors you are obliged to use for the lender aspect of your conveyancing.
The solicitors conducting our conveyancing in Eden Park has sent documents to review that reveal that the land is unregistered with epitome documents. Why is the property not currently recorded at the Land Registry?
Although the vast majorities of properties in Eden Park are now registered with the Land Registry there are still some that are unregistered. Any property in Eden Park that has been purchased since the late 1980’s will have been registered at the Land Registry under the compulsory ‘first registration’ scheme. However, if a Eden Park property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Plenty of Eden Park conveyancing solicitors should be capable of dealing with such matters but in the event that uncertainty reigns the standard proposition nowadays is for the seller’s conveyancer to address the registration formalities first and subsequently deal with the transfer to the buyer - this no doubt result in a significant delay.