As a FTB what is the most important piece of guidance you can impart concerning purchase conveyancing in Strawberry Hill?
You may not hear this from too many lawyers but conveyancing in Strawberry Hill and elsewhere in England and Wales is an adversarial process. In other words, when it comes to conveyancing there is an abundance of opportunity for friction between you and others involved in the ownership transfer. For instance, the vendor, property agent and sometimes the mortgage company. Choosing a solicitor for your conveyancing in Strawberry Hill should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the transaction whose interest is to look after your legal interests and to protect you.
There is a worrying ongoing adversarial element to conveyancing- someone has to be blamed for the process being so protracted. We recommend that you your first instinct should be to trust your conveyancer above all other players in the home moving process.
I am selling my home in Strawberry Hill. Does the property lawyer have to be required to be on the RBS conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the RBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently in recent years.
I have been advised by my solicitor that missing deeds insurance is needed on my purchase. What is the level of cover for Strawberry Hill conveyancing?
The appropriate level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between Yorkshire Building Society and Leeds Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
The formalities of my remortgage has taken place for my property in Strawberry Hill. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
After much negotiation I have agreed a price on an apartment in Strawberry Hill. My financial adviser suggested a property lawyer. I paid an upfront payment of £150. A few days later, the solicitor contacted me sheepishly admitting that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Should commercial conveyancing searches reveal impending roadworks that could impact a commercial estate in Strawberry Hill?
Its becoming the norm that commercial conveyancing solicitors in Strawberry Hill will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Strawberry Hill. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Strawberry Hill.
For every commercial conveyancing transaction in Strawberry Hill it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Strawberry Hill commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Strawberry Hill.
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Strawberry Hill is the location of the property. Can you shed any light on this issue?
Flying freeholds in Strawberry Hill are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Strawberry Hill you would need to get your solicitor to go 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 Strawberry Hill may ascertain 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.
I bought a house in Strawberry Hill last 22/1/2019 and to date it is still not recorded with HM Land Registry. It is part of a development site and my conveyancing practitioner told me that it may take twelve months to complete the registration formalities. I have spoken with the Land Registry directly and they have informed me the initial application was cancelled due to failure to reply to requisitions. Do I need to be concerned?
Call your property lawyer - Where you are unsatisfied with the responses, enquire as to their firm’s complaints procedure and escalate your problem to a Partner. Registrations for Strawberry Hill conveyancing are not known to be significantly delayed.