It is a dozen years since I bought my home in Trimdon. Conveyancing solicitors have just been retained on the sale but I can't find my deeds. Is this a problem?
You need not be too concerned. Firstly there is a chance that the deeds will be retained by your lender or they could be in the possession of the lawyers who oversaw 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 solicitors acquiring current official copies of the land registers. Nearly all conveyancing in Trimdon relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.
We have a mortgage agreed in principle with Virgin Money. Trimdon conveyancing lawyers were instructed. What is the average time that one could expect to receive a mortgage offer from Virgin Money?
Some lenders take longer than others. Have Virgin Money done the valuation? Have you informed Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
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 my Trimdon bank branch on a couple of occasions and was informed it wasn't an issue and they would lend. My Trimdon conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they would not lend in accordance with their published requirements. I have no idea who is right.
The conveyancer must comply with the Council of Mortgage Lenders’ Handbook section two provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank 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 left on the lease.
Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Trimdon solicitor - who is on the Coventry BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry 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 lawyer 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 Trimdon postcode. As you are getting a mortgage with Coventry BS, you could contact them to see if they have a list of approved surveyors in Trimdon.
I am downsizing from our home in Trimdon and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A high street Trimdon lawyer would know that there is no such problem. It does beg the question why the buyers are using a national conveyancing firm as opposed to a conveyancing solicitor in Trimdon. We have lived in Trimdon for three years we know that this is a non issue. Should we get in touch with our local Authority to get clarification need.
It sounds as though you may have a conveyancing lawyer already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I opted to have a survey completed on a property in Trimdon prior to instructing solicitors. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some mortgage companies may not give a loan on such a property.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. If you e-mail us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Trimdon. Conveyancing will be smoother if you use a solicitor in Trimdon especially if they are familiar with such properties in Trimdon.
What does commercial conveyancing in Trimdon cover?
Trimdon conveyancing for business premises incorporates a wide range of services, provided by qualified solicitors, relating to business premises. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.
My mother completed her conveyancing in Trimdon eight years past. She has got married, divorced and is now remarried. She wishes to sell the house in a few weeks. I suspect that she will simply be asked to provide a copy of her marriage papers to the lawyer however she is worried it could delay the house sale. Should she instruct a conveyancing practitioner to update the Land Registry information for the property?
It is not absolutely necessary to bring up to date the register on the basis that you have the proof needed to show how the name change resulted.
The purchaser’s solicitor should check the land registry entries and requisition evidence by way of proof of the change of name e.g. marriage documentation.