It is is a decade since I purchased my property in Raglan. Conveyancing lawyers have recently been instructed on the sale but I can't locate my title deeds. Will this jeopardise the sale?
Don’t worry too much. First the deeds may be kept by your lender or they could be in the possession of the conveyancers who acted in the purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. The vast majority of conveyancing in Raglan relates to registered property but in the rare situation where your property is not registered it adds to the complexity but is resolvable.
We are purchasing a detached bungalow in Raglan. We would like to convert the garage to an office at the house.Will the conveyancing process involve checks to see if these alterations are permitted?
Your solicitor will review the registered title as conveyancing in Raglan can on occasion identify restrictions in the title documents which restrict categories of changes or necessitated the consent of another owner. Certain works require local authority planning permissions and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Raglan bank branch on numerous occasions and was told it does not affect the mortgage offer and they would lend. My Raglan conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Provided that the property lawyer is on the bank approved list, they must adhere to the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Having digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Raglan solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Raglan surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Just acquired a detached house in Raglan , What is the estimated time for the Land Registry to register my title? My Raglan conveyancing solicitor has been very slow, so I want to be certain the post completion formalities are concluded.
There is nothing unique about conveyancing in Raglan registration formalities. As opposed to being determined by geographic area, timeframes can differ subject to the party submitting the application, whether it is in order and if the Land registry must send notices to any third persons or bodies. Currently in the region of 80% of submission are fully addressed within two weeks but some can be subject to protracted hold-ups. Historically registration is effected after the new owner is living at the premises thus 'speed' is not typically an essential issue yet where there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Raglan is the location of the property. Can you offer any advice?
Flying freeholds in Raglan are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Raglan 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 Raglan 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.
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My uncle has encouraged me to appoint his conveyancers in Raglan. Do I follow his recommendation?
There are no two ways about it the best way to choose a conveyancing lawyer is to have feedback from friends or family who have previously instructed the conveyancer you're contemplating using.