It is a dozen years since I bought my property in Fillongley. Conveyancing solicitors have now been retained on the sale but I am unable to locate my deeds. Is this a problem?
You need not be too concerned. First the deeds may be retained by the lender or they could still be with the solicitor who acted in your purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Almost all conveyancing in Fillongley involves registered property but in the rare situation where your property is not registered it adds to the complexity but is resolvable.
I am purchasing a 3 bedroom semi in Fillongley. We would like to an extension at the rear at the property.Will the conveyancing process include checks to see if these works are allowed?
Your solicitor will check the deeds as conveyancing in Fillongley will occasionally identify restrictions in the title deeds which prevent categories of works or need the consent of a 3rd party. Some additions call for local authority planning consent and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
We previously appointed conveyancing lawyers located in Fillongley on the Yorkshire BS solicitor panel. They have just billed me an additional sum for dealing with the Yorkshire BS mortgage. Is this a supplemental conveyancing fee set by Yorkshire BS?
Provided it is contained in their Terms of Engagement or Quote then yes your lawyer can levy a fee for this. The charge is not set by Yorkshire BS but by your Fillongley conveyancer. Numerous firms on the Yorkshire BS panel will charge an ‘acting for lender’ fee and others do not.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Fillongley bank branch on various occasions and was told it wasn't an issue and they will lend. My Fillongley conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your property lawyer must comply with the CML Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Will my solicitor be raising enquiries concerning flooding during the conveyancing in Fillongley.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Fillongley. There are those who purchase a property in Fillongley, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, but there are a numerous searches that can be initiated by the purchaser or by their conveyancers which will figure out the risks in Fillongley. The standard property information forms sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the seller to find out whether the property has suffered from flooding. If the residence has been flooded in past which is not revealed by the owner, then a purchaser could commence a compensation claim resulting from an inaccurate answer. The purchaser’s lawyers should also order an environmental search. This will reveal whether there is any known flood risk. If so, more detailed investigations will need to be conducted.
I am buying a new build apartment in Fillongley. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Fillongley
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I am thinking of appointing a conveyancing lawyer in Fillongley for my remortgage. Is it possible to see a firm’s complaints history with the legal regulator?
Anyone can read published Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The SRA could recorded telephone calls for training requirements.
I acquired a flat in Fillongley last 21/8/2024 and to date it is still not recorded with the Land Registry. It was part of a new estate and my conveyancer told me that it can take 12 months to register. I have called the Land Registry directly and they have informed me the initial application was cancelled due to failure to reply to requisitions. Should I be concerned?
It is your lawyer that you should turn to here in order to satisfy any issues which have been raised as part of the registration process for your Fillongley property. Normal Fillongley conveyancing practice includes an undertaking on the part of the vendor’s property lawyer that they will help resolve any question raised by HMLR so it may be a case of taking action to enforce that undertaking if necessary.