It is a dozen years since I purchased my property in Southgate. Conveyancing solicitors have now been appointed on the sale but I am unable to track down my title deeds. Will this cause complications?
Don’t worry too much. First there is a possibility that the deeds will be with your mortgage company or they could be in the possession of the conveyancers who oversaw your purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining current official copies of the land registers. The vast majority of conveyancing in Southgate involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is not insurmountable.
I had intended to instruct a conveyancing solicitor in Southgate for our house purchase. Our broker informed us that our mortgage company Santander won't deal with them. Why is this not regarded as unfair competition?
Lenders tend to imposes restrictions either the category or the amount of conveyancing solicitors on their member panel. Typical examples of such criteria being that a firm must not be a sole practitioner. As well as restricting the profile of firm, a few banks have decided to limit the amount of solicitor practices they permit to act for them. You should note that Santander have no responsibility for the quality of advice provided by any member of Santander Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of solicitor panels since 2008 even though there remains mixed opinions concerning the level of solicitor engagement in some of that fraud. Data from the Land Registry reveal that hundreds of law firms, including some in or near Southgate only execute one or two conveyances a year.
I am planning to move home in September. Should my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you put forward a removal company in Southgate. Conveyancing lawyer was found before I stumbled across your page.
On the day of completion you will need to collect the house keys from the estate agent however this can only take place when the previous owners conveyancers inform the agent that they acknowledge receipt of the completion payment and the keys can be given over. After that you should advise the removal men that they can start moving you in. As a matter of policy we do not suggest a specific removal company but can assist you in finding a residential property solicitor in Southgate or a lawyer that specialises in conveyancing in Southgate.
We are buying a detached bungalow in Southgate. Our aim is to an extension at the rear at the house.Will the conveyancing process involve checks to see if these alterations are prohibited?
Your property lawyer will review the registered title as conveyancing in Southgate will occasionally reveal restrictions in the title deeds which prohibit certain works or need the permission of another owner. Some works require local authority planning consent and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these things with a surveyor ahead of any purchase.
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Southgate property lawyer on the Co-operative panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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 Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
I'm purchasing a new build house in Southgate with a loan from Halifax. The developers would not move on the amount so I negotiated 6k of additionals instead. The estate agent suggested that I not inform my conveyancer about the deal as it could adversely affect 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.
Over the last few months I have been searching for a leasehold apartment up to £305k and identified one round the corner in Southgate I like with a park and railway links nearby, the downside is that it's only got 61 years unexpired on the lease. I can't really find anything else in Southgate for this price, so just wondered if I would be making a grave error purchasing a short lease?
Should you require a home loan the shortness of the lease will likely be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.
Living abroad it is not practicable to be present at my Southgate conveyancing lawyers office to sign documents connected to my conveyancing in Southgate – will this be problematic?
Not a problem. Southgate conveyancing solicitors can handle home moves for clients who are based anywhere. You are unlikely to be required to be present a Southgate conveyancers office. They can handle everything using post, email, telephone and fax.