I require conveyancing for a flat in a fairly new development (seven years built) in Noak Hill. Almost all the appartments have already been occupied. Do I need carry out the local searches for my conveyancing in Noak Hill?
You are putting yourself at risk in not carrying out Noak Hill conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would absolutely advise in the strongest possible terms that your conveyancer conducts them. Where timings and price are primary concerns you should discuss with your lawyer about the options such as contingency insurance available to you
My partner and I are intent on selling our home in Noak Hill and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A high street Noak Hill conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed a national conveyancing practice rather than a conveyancing solicitor in Noak Hill. Having lived in Noak Hill for three years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get confirmation need.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? 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)
My wife and I purchased a renovated Edwardian house in Noak Hill. Conveyancing solicitor acted for me and Barclays . I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the exact same property. I thought I was buying a freehold how can I check?
You should review the Freehold register you have again and check the Charges Register as there may be 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 Noak Hill and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing practitioner who completed the work.
How does conveyancing in Noak Hill differ for new build properties?
Most buyers of new build or newly converted property in Noak Hill approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is ready to move into. This is because house builders in Noak Hill usually purchase the real estate, 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 Noak Hill or who has acted in the same development.
My partner has encouraged me to instruct his lawyers for conveyancing in Noak Hill. Do I follow his guidance?
Much as we are happy to recommend a Noak Hill conveyancing lawyer it’s preferable to find a conveyancing lawyer is to get referrals from friends or relatives who have actually used the solicitor that you are are thinking of instructing.
My mother completed her conveyancing in Noak Hill eight years ago. She has since got married, widowed and has recently remarried. She now intends to dispose of the Noak Hill property. I suspect that she will simply be asked to supply copies of the marriage certificates to the solicitor however she is worried it could delay the sale of the property. Should she appoint a conveyancing practitioner to update the title documents for the property?
It is not absolutely necessary to bring up to date the title for the property providing you have the proof required to demonstrate how the name change resulted.
The purchaser’s property lawyer should check the title entries and ask for evidence by way of proof of the name change for instance marriage certificates.