It is is a decade since I bought my home in Red Lodge. Conveyancing lawyers have recently been appointed on the sale but I am unable to locate my deeds. Will this cause complications?
You need not be too concerned. First the deeds may be retained by your lender or they may stored with the lawyers who handled the purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Nearly all conveyancing in Red Lodge relates to registered property but in the unlikely event that your property is not registered it is more of a problem but is resolvable.
I can see plenty of information on this site regarding conveyancing in Red Lodge but can you isolate your top tip for finding the right conveyancer in Red Lodge
We would encourage you not to base your choice on the cheapest Red Lodge conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am due to exchange contracts on my apartment. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Skipton are being difficult. The Red Lodge solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
After shopping around on the internet I have found a Red Lodge solicitor having checked that they are on the Yorkshire BS conveyancing panel. Does my lawyer arrange the survey of the property?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS 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. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Red Lodge postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Red Lodge.
Should our conveyancer be asking questions regarding flooding as part of the conveyancing in Red Lodge.
Flooding is a growing risk for conveyancers dealing with homes in Red Lodge. There are those who acquire a house in Red Lodge, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Conveyancers are not best placed to impart advice on flood risk, however there are a numerous searches that may be initiated by the purchaser or by their solicitors which will give them a better understanding of the risks in Red Lodge. The standard information sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard question of the owner to discover if the property has ever been flooded. If flooding has previously occurred which is not revealed by the owner, then a purchaser could issue a legal claim for losses resulting from an misleading answer. The buyer’s lawyers will also order an environmental search. This will disclose if there is any known flood risk. If so, more detailed investigations will need to be initiated.
My wife and I own a renovated Edwardian property in Red Lodge. Conveyancing practitioner represented me and The Royal Bank of Scotland. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register for 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 Red Lodge and other areas of 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 lenders. You can also enquire as to the position with the conveyancing solicitor who conducted the work.
How easy is it to use the search tool to find a conveyancing lawyer in Red Lodge on the panel for my lender?
1st choose a mortgage company such as Accord Mortgages Ltd, Chelsea Building Society or Clydesdale then type in your location for example Red Lodge. Conveyancing practices in Red Lodge and across England and Wales will then be listed.
I need to retain a conveyancing solicitor for some conveyancing in Red Lodge. I've discover a web site which looks to be the perfect solution If there is a chance to get all the legals done via phone that would be ideal. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?