We are purchasing a 2 bedroom apartment in Frampton Cotterell with a mortgage. We wish to retain our Frampton Cotterell conveyancer, however the mortgage company advise he's not on their "panel". We have to appoint one of the mortgage company panel firms or keep our Frampton Cotterell property lawyer as well as pay for one of their panel firms to represent them. This feels very unfair; are we not able to insist that the bank use our Frampton Cotterell property lawyer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Frampton Cotterell conveyancing solicitor to apply to be on the conveyancing panel.
It is 10 years ago since I purchased my home in Frampton Cotterell. Conveyancing lawyers have just been retained on the sale but I can't find the title deeds. Will this cause complications?
You need not be too concerned. First there is a possibility that the deeds will be with the lender or they could be archived with the lawyers who oversaw your purchase. Secondly the chances are 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 obtaining current official copies of the land registers. Almost all conveyancing in Frampton Cotterell relates to registered property but in the rare situation where your home is unregistered it is more tricky but is not insurmountable.
I purchased my home on 13 November and my personal details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Frampton Cotterell said it would be registered inside ten days. Are properties in Frampton Cotterell uniquely lengthy to register?
There is nothing unique about conveyancing in Frampton Cotterell registration formalities. As opposed to being determined by geographic area, timescales can adjust according to who lodges the application, whether it is in order and if the Land registry must send notices to any 3rd persons or bodies. As of today roughly three quarters of submission are fully dealt with in less than three weeks but occasionally there can be extensive hold-ups. Historically registration takes place after the new owner is living at the property thus an expedited registration is not usually an essential issue 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 the application to be prioritised.
I decided to have a survey completed on a property in Frampton Cotterell before instructing solicitors. I have been told that there is a flying freehold aspect to the house. Our surveyor advised that some mortgage companies will not grant a mortgage on such a premises.
It depends who your proposed lender is. Lloyds has different requirements from Nationwide. Should you wish to call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Frampton Cotterell. Conveyancing will be smoother if you use a solicitor in Frampton Cotterell especially if they are accustomed to such properties in Frampton Cotterell.
Should I choose a Frampton Cotterell conveyancing lawyer in close proximity to the house I am buying? I have an old university friend who can conduct the legal work however his firm is located 300miles drive away.
The benefit of a local Frampton Cotterell conveyancing firm is that you can attend the office to execute paperwork, hand in your identification documents and pester them where appropriate. They will also have local intelligence which is a bonus. However it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and in the main were content that must trump using an unfamiliar Frampton Cotterell conveyancing solicitor just because they are Frampton Cotterell based.
My a decade ago. He has since got married, divorced and is now remarried. He now intends to dispose of the Frampton Cotterell property. I believe he will simply be requested to provide a copy of the marriage certificates to the conveyancer however he is concerned it will hold up the conveyancing. Is it worth updating the title documents for the property?
You are not required to update the register providing you have the evidence needed to show how the change of name resulted.
Any buyer’s solicitor will check the title information and require evidence to prove the change of name e.g. marriage certificates.