Would the conveyancing lawyers that are recommend conduct auction conveyancing in Mickleover?
We know of a few auction practitioners we can put you in touch with those who can conduct auction conveyancing. Mickleover is just one of the many locations in which our lawyers are based.
When it comes to lenders such as UBS, do Mickleover conveyancing practitioners have to pay a fee to be on the list of approved solicitors?
We are unaware of any lender fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
Last month we had a mortgage agreed in principle with Coventry BS. Mickleover conveyancing lawyers are appointed. How long does it take for Coventry BS to send the offer to the conveyancer?
There is no definitive answer here. Have Coventry BS conducted the survey? Have you advised Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Mickleover bank branch on a couple of occasions and was reassured it wasn't a problem and they will lend. My Mickleover conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend in accordance with their specific requirements. I simply don't know who is right.
Your solicitor has to follow the Council of Mortgage Lenders’ Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am downsizing from our home in Mickleover and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Mickleover conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using a national conveyancing firm rather than a conveyancing solicitor in Mickleover. We have lived in Mickleover for three years we know that this is a non issue. Should we contact our local Authority to get confirmation that there is no issue.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
The deeds to our home can not be found. The solicitors who conducted the conveyancing in Mickleover 5 years ago no longer exist. Will I be able to sell the house?
Gone are the days when you need to hold title official documentation to prove you own the land or premises, as the Land Registry have everything they need in a digital format.
How does conveyancing in Mickleover differ for new build properties?
Most buyers of new build residence in Mickleover come to us having been asked by the developer to exchange contracts and commit to the purchase even before the property is ready to move into. This is because developers in Mickleover typically 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 Mickleover 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 two weeks back in what was supposed to be a straight forward, no chain conveyancing. Mickleover is where the house is located. What do you suggest?
Flying freeholds in Mickleover 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 Mickleover you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Mickleover may determine 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.