It is is a decade since I acquired my house in Grange Park. Conveyancing lawyers have just been instructed on the sale but I can't locate the title deeds. Will this jeopardise the sale?
Don’t worry too much. First there is a possibility that the deeds will be retained by the mortgage company or they could still be with the lawyers who oversaw your purchase. Secondly in most cases 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 acquiring current official copies of the land registers. Almost all conveyancing in Grange Park involves registered property but in the rare situation where your property is not registered it is more problematic but is not insurmountable.
I am purchasing a property in Grange Park. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Yorkshire BS be concerned?
As your lender is Yorkshire BS your lawyer must follow the conveyancing requirements set out in Part 2 of UK Finance Lenders’ Handbook for Yorkshire BS. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Yorkshire BS where a lease does not satisfy these specifications. The requirements relate to the installation of panels on properties nationwide and is not limited to Grange Park.
I'm at the point of viewing flats in Grange Park and I am about to put in an offer. Is it sensible to have a conveyancing practitioner on ‘stand by’? I intend to finance via a mortgage with Bank of Ireland.
You should start requesting conveyancing estimates 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. Given that you are seeking 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.
I have instructed a Grange Park conveyancing practitioner having checked that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Grange Park postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Grange Park.
How does conveyancing in Grange Park differ for newly converted properties?
Most buyers of new build premises in Grange Park approach us having been asked by the developer to exchange contracts and commit to the purchase even before the house is finished. This is because developers in Grange Park typically buy 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 conveyancers 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 accustomed to new build conveyancing in Grange Park or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a simple, no chain conveyancing. Grange Park is the location of the property. Is there any advice you can impart?
Flying freeholds in Grange Park 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 Grange Park you would need to get your solicitor to go 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 Grange Park may decide 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.
How easy is it to use the search tool to find a conveyancing practitioner in Grange Park on the authorised to act for my bank?
1st select a mortgage company such as Accord Mortgages Ltd, Norwich and Peterborough Building Society or Godiva Mortgages Ltd then choose your preferred area a common one being Grange Park. Conveyancing firms in Grange Park and further afield will then be shown.
I need to find a conveyancing solicitor for residential conveyancing in Grange Park. I happened to stumble upon a site which seems to have the ideal solution If there is a chance to get all formalities done via email that would be preferable. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?