We're in North Acton, FTBs purchasing with a mortgage (lender is Clydesdale , and our solicitor is on the Clydesdale conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Clydesdale conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Will commercial conveyancing searches reveal proposed roadworks that could impact a commercial property in North Acton?
Its becoming the norm that commercial conveyancing solicitors in North Acton will order a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in North Acton. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in North Acton.
For every commercial conveyancing transaction in North Acton it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to North Acton commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in North Acton.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The lawyers who did the conveyancing in North Acton 10 years ago no longer exist. Will I be able to sell the house?
Assuming you have a registered title the information relating to your proprietorship will be retained by the Land Registry with a Title Number. It is easy to conduct a search at the Land Registry, identify your house and secure current copies of the Registered Entries for a small fee. If the title is Leasehold then the Land Registry will in most cases hold a certified duplicate of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
I'm purchasing a new build house in North Acton benefiting from help to buy. The sellers refused to move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not to tell my solicitor about this extras as it may jeopardize my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a quick, no chain conveyancing. North Acton is where the house is located. Can you offer any opinion?
Flying freeholds in North Acton are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside North Acton you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in North Acton 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.
We are soon to buying a property in North Acton. Conveyancing is not yet done but we would like keep our transaction price confidential from the likes of Rightmove. what can I do to ensure this is not noted?
HMLR as a matter of law required to disclose price sold data on a register of the title for domestic properties countrywide including homes in North Acton. The register of title is an open document, so HM Land Registry would be breaching their statutory duty excluded certain properties such as your one in North Acton.
You can ask HM Land Registry to withhold the amount paid data however the response will be in the negative.