It is 10 years ago since I acquired my home in Uxbridge. Conveyancing lawyers have just been retained on the sale but I am unable to track down the title documents. Will this jeopardise the sale?
You need not be too concerned. Firstly the deeds may be with the lender or they may still be with the lawyers who handled the purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Almost all conveyancing in Uxbridge relates to registered property but in the unlikely event that your home is unregistered it is more problematic but is resolvable.
I am buying a garden flat in Uxbridge. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Uxbridge you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Uxbridge.
I can see plenty of information on this site concerning conveyancing in Uxbridge but what is your top tip for appointing the right conveyancer in Uxbridge
It would be unwise to be swayed by the cheapest Uxbridge conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. 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 know exactly what you’ll have to pay in advance.
I recently had an offer agreed on an apartment in Uxbridge. My financial adviser recommended their conveyancers. I paid an upfront payment of £200. Soon after, the conveyancer contacted me sheepishly admitting that they were not on the Clydesdale 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 Clydesdale 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.
I am selling my apartment. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Coventry BS are being a right pain. The Uxbridge solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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.
Do I need to pay for insurance to protect me from financial exposure to chancel repairs when acquiring a property in Uxbridge?
Unless a prior purchase of the house completed post 12 October 2013 you may expect lawyers handling conveyancing in Uxbridge to continue to recommend a chancel search and or insurance against a claim.
The deeds to my property are lost. The lawyers who handled the conveyancing in Uxbridge 10 years ago are no longer around. What do I do?
You no longer need to hold title original deeds to evidence that you are the owner of your registered land or premises, given that the Land Registry have everything they need in a digital format.
I have been on the look out for a leasehold apartment up to £195,000 and found one close by in Uxbridge I like with a park and station in the vicinity, however it only has 51 years on the lease. I can't really find anything else in Uxbridge for this price, so just wondered if I would be making a mistake buying a short lease?
If you require a mortgage the remaining unexpired lease term will be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.