What is the optimum way to discover of the solicitor carrying out my conveyancing in Linslade is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Lloyds TSB Bank thus spending £187.00 plus VAT in additional legal fees.
You should make use of the find a conveyancing panel solicitor tool on this site. Pick the lender and type ‘Linslade’ or your preferred area and you will be presented with a number of lawyer located in Linslade or nearest you.
I am buying a terrace house in Linslade. We would like to carry out an extension to the side at the house.Will legal conveyancing on the property include checks to ascertain if these alterations are prohibited?
Your property lawyer should review the registered title as conveyancing in Linslade can sometimes reveal restrictions in the title deeds which prohibit categories of changes or require the consent of another owner. Many works require local authority planning permissions and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor before you commit yourself to a purchase.
I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Linslade solicitor on the Bank of Ireland panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
I am selling my house. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Leeds Building Society are being problematic. The Linslade solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
The deeds to our property can not be found. The conveyancers who handled the conveyancing in Linslade 5 years ago no longer exist. Will I be able to sell the house?
You no longer need to hold title original deeds to prove you are the registered proprietor of land or property, given that the Land Registry hold details of all registered land or property electronically.
How does conveyancing in Linslade differ for new build properties?
Most buyers of new build premises in Linslade come to us having been asked by the developer to sign contracts and commit to the purchase even before the house is built. This is because builders in Linslade 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 Linslade or who has acted in the same development.
I decided to have a survey done on a house in Linslade prior to appointing solicitors. I have been told that there is a flying freehold aspect to the house. The surveyor has said that some banks tend refuse to grant a loan on this type of home.
It varies from the lender to lender. Lloyds has different instructions from Birmingham Midshires. If you e-mail us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Linslade. Conveyancing will be smoother if you use a solicitor in Linslade especially if they are familiar with such properties in Linslade.
Am I right to be wary about estate agents that I am dealing with are recommending a web based conveyancing firm rather than a local Linslade conveyancing firm?
As with many professional services, often recommendations from relatives can be very helpful. Nevertheless there are numerous players in a conveyancing deal; estate agents, mortgage brokers and lenders might all suggest solicitors to select. Sometimes the conveyancers might be known to one of the organisations as experts in their field, but occasionally there might be a financial incentive behind the recommendation. You have the right to select your own lawyer. Don't forget that most lenders have an approved list of solicitors you are obliged to use for the mortgage related work in your conveyancing.