It is 10 years ago since I bought my property in Scotter. Conveyancing solicitors have just been instructed on the sale but I can't locate the title deeds. Will this cause complications?
Don’t worry too much. First there is a chance that the deeds will be retained by the mortgage company or they may stored with the solicitor who oversaw the purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Nearly all conveyancing in Scotter relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
My stepmother pointed out to me me that in buying a property in Scotter there may be various restrictions as to what one can do in terms of external changes to the property. Is this right?
There are anumerous of properties in Scotter which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Scotter should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Can you help - my lawyer says that defective lease insurance is required on my purchase. What is the level of cover for Scotter conveyancing?
The appropriate level of defective lease indemnity insurance should be dictated by who who your lender is. It would differ for example between HSBC Bank and Bank of Scotland. Conveyancing practitioners as opposed to borrowers take out such insurances.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Scotter conveyancing practitioner on the Nottingham panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
Will our solicitor be raising enquiries concerning flooding during the conveyancing in Scotter.
Flooding is a growing risk for lawyers carrying out conveyancing in Scotter. Some people will purchase a property in Scotter, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Solicitors are not best placed to offer advice on flood risk, however there are a numerous checks that may be carried out by the buyer or on a buyer’s behalf which should figure out the risks in Scotter. The standard property information forms supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a usual inquiry of the owner to find out whether the premises has historically flooded. In the event that flooding has previously occurred and is not disclosed by the owner, then a buyer could issue a claim for damages as a result of such an inaccurate reply. The buyer’s solicitors should also conduct an environmental report. This should indicate if there is any known flood risk. If so, more detailed inquiries should be conducted.
I am purchasing a new build house in Scotter with a loan from Barclays Direct. The sellers would not reduce the amount so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not reveal to my conveyancer about the deal as it will adversely affect my loan with Barclays Direct. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what should have been a simple, chain free conveyancing. Scotter is the location of the property. Can you shed any light on this issue?
Flying freeholds in Scotter are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Scotter you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Scotter 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 premises.
I am buying a flat and require a conveyancing solicitor in Scotter who is on the bank approved panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the lender who carry out conveyancing in Scotter. We dont recommend any particular solicitor.