It is is a decade since I acquired my house in Northam. Conveyancing solicitors have now been retained on the sale but I am unable to locate the title deeds. Is this a problem?
You need not be too concerned. Firstly there is a possibility that the deeds will be retained by your mortgage company or they could be in the possession of the solicitor who acted in your purchase. Secondly in all probability the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. Most conveyancing in Northam involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The conveyancers who conducted the conveyancing in Northam 10 years ago no longer exist. What are my next steps?
Assuming the title is registered the details of your ownership will be evidenced by the Land Registry with a Title Number. It is possible to perform a search at the Land Registry, locate your house and obtain current copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will in most cases retain a certified copy of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Northam is where the house is located. Is there any advice you can give?
Flying freeholds in Northam are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Northam you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Northam 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 residence.
How easy is it to use the search tool to select a conveyancing practitioner in Northam on the panel for my bank?
Step one is to select a bank such as HSBC Bank, Coventry Building Society or Barclays Direct then type in your preferred area e.g. Northam. Conveyancing organisations in Northam and further afield should be identified.
I am using a search engine for the words conveyancing in Northam it reveals many solicitorsin the vicinity. How do I determine which is the right conveyancing solicitor for me?
The ideal method of choosing the right conveyancer is through a trusted testimonial, so ask friends and family who have bought a property in Northam or a respected estate agent or financial adviser. Fees for conveyancing in Northam vary, so it's a good idea to request at least four quotes from varying types of property lawyers. Be sure to secure confirmation what costs in the quote includes.
I need to swap lawyers as my Northam lawyer is not on the mortgage company's approved list of conveyancing solicitors. How simple is it to change conveyancer?
If you haven't yet appointed a solicitor to commence the conveyancing and at this stage simply received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Northam that you're considering.