It is 10 years ago since I purchased my house in Garstang. Conveyancing solicitors have now been instructed on the sale but I am unable to locate the title deeds. Is this a major issue?
You need not be too concerned. First there is a possibility that the deeds will be with your lender or they may be in the possession of the conveyancers who oversaw your purchase. Secondly the likelihood is that the title 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 Garstang relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
When reading mumsnet.com for a cheap solicitor in Garstang, many post that I should use a CQS kitemarked lawyer. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home ownership transfers, trusted by some of the UK's biggest banks. Four years ago the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. The scheme does not cover licenced conveyancers. Garstang is one of the numerous areas of the UK where there are Accredited solicitors.
There is lots of here regarding conveyancing in Garstang but can you isolate your top tip for finding the right conveyancer in Garstang
It would be unwise to be tempted by the cheapest Garstang conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
Can you help - my lawyer says that restrictive coveneant insurance is required on my purchase. What is the level of cover for Garstang conveyancing?
The right level of restrictive coveneant indemnity insurance depends on who your lender is. It would differ for example between Lloyds TSB Bank and Bank of Scotland. Conveyancing lawyers as opposed to borrowers take out such policies.
I have today made my last payment due on my mortgage with Principality. I assume I don't need a Garstang lawyer on the Principality panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
Me and my brother own a terraced Edwardian property in Garstang. Conveyancing practitioner acted for me and Leeds Building Society. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold under the matching property. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Garstang and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with the conveyancing solicitor who conducted the conveyancing.
How does conveyancing in Garstang differ for new build properties?
Most buyers of new build premises in Garstang contact us having been asked by the builder to sign contracts and commit to the purchase even before the property is ready to move into. This is because builders in Garstang usually acquire the site, 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 property lawyers 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 Garstang or who has acted in the same development.
I am selling my property. My past solicitors closed down. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Garstang if that makes things easier.
Do use our search tool to help you find a solicitor for your conveyancing in Garstang. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.