Am I correct in assuming that the fact that my solicitor in Great Missenden is not listed on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Great Missenden conveyancing firm and enquire why they are no longer on the approved list for your lender.
My wife and I buying a terrace house in Great Missenden. We would like to carry out a loft conversion at the property.Will the conveyancing process include enquiries to see if these works are allowed?
Your conveyancer should check the deeds as conveyancing in Great Missenden can sometimes reveal restrictions in the title deeds which prevent certain works or necessitated the consent of a 3rd party. Some works require local authority planning permissions and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these things with a surveyor ahead of any purchase.
I have decided to exercise my right to buy my property in Great Missenden off the council. I have a mortgage offer with Barclays. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.
Our sealed bid on a house in Great Missenden has been agreed to, the vendors do nevertheless have an associated purchase. The owners have offered on on an apartment, however it’s not been accepted yet, and have viewings of other apartments booked. I have chosen a nearby conveyancing solicitor in Great Missenden. What should be my next step? At what stage do I apply for the mortgage with Santander?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then survey, Great Missenden conveyancing search fees, etc). The first course of action is to check that your lawyer is on the Santander approved list. Regarding the next steps this very much depends on the specifics of your transaction, motivation for the property and on the state of the market. In a rising market some purchasers would apply for the mortgage with Santander and pay for the valuation and only if it comes back ok would they request their conveyancer to move forward with the conveyancing in Great Missenden.
It has been five months since my purchase conveyancing in Great Missenden concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Great Missenden differ for new build properties?
Most buyers of new build or newly converted property in Great Missenden approach us having been asked by the builder to sign contracts and commit to the purchase even before the premises is built. This is because new home sellers in Great Missenden tend to buy 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 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 Great Missenden or who has acted in the same development.
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Great Missenden is the location of the property. Is there any guidance you can impart?
Flying freeholds in Great Missenden are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Great Missenden you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Great Missenden 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 property.
I need to review costs for conveyancing in Great Missenden from various lawyer and decide on one. Do I ask them to hold tight until I I have an offer accepted on a flat.
You should wait to ask your lawyer to open a file and order searches after the sales confirmation has been issued by the estate agent especially as Great Missenden conveyancing searches are a couple of hundred pounds.