We are getting closer to an exchange on a property in Wragby and my parents have sent the 10% deposit to my solicitor. I am now informed that as the deposit has not arrived from me my property lawyer needs to make a notification to my bank. I am advised that, in also acting for the mortgage company he must inform them that the balance of the purchase price is coming from anyone other than me. I disclosed to the mortgage company concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for this now to be an issue?
The solicitor is duty bound to check with lender to make sure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only disclose this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.
It is 10 years ago since I purchased my property in Wragby. Conveyancing solicitors have recently been retained on the sale but I can't track down the title deeds. Will this jeopardise the sale?
Don’t worry too much. First there is a chance that the deeds will be kept by the lender or they could still be with the conveyancers who handled your purchase. Secondly the chances are that 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 Wragby involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is not insurmountable.
My property lawyer in Wragby has never been on on the Platform Home Loans Ltd Approved Panel. Is it possible for me to use my prefered solicitor even though they are excluded from the Platform Home Loans Ltd approved list?
Your options are as follows:
- Complete the purchase with your existing Wragby solicitors but Platform Home Loans Ltd will need to retain a solicitor on their panel. This will inevitably rack up the total legal fees and result in delays.
- Get an alternative solicitor to act in the conveyancing, not forgetting to check they are Platform Home Loans Ltd approved.
- Persuade your Platform Home Loans Ltd solicitor to seek to join the Platform Home Loans Ltd panel
This question may be naive but I am wet behind the ears as FTB of a ground floor flat in Wragby. Do I collect the keys to the property on completion from my conveyancer? If this is the case, I will use a local conveyancing solicitor in Wragby?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the owner’s conveyancers, and once they have received this, you should be able to receive the keys from the property Agents and move into your new home. This tends to happen early afternoon.
Can I be sure that the Wragby conveyancing solicitor on the Kent Reliance panel is any good?
When it comes to conveyancing in Wragby seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor handling your conveyancing.
Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Wragby solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide 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 property 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 Wragby postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in Wragby.
Due to the advice of my in-laws I had a survey completed on a house in Wragby in advance of retaining conveyancers. I have been advised that there is a flying freehold aspect to the house. Our surveyor advised that some lenders will not issue a loan on this type of house.
It depends who your proposed lender is. HSBC has different requirements from Halifax. Should you wish to telephone us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Wragby. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Wragby to see if the conveyancing will be more expensive.
The lawyers conducting our conveyancing in Wragby has sent documents to review that show the property is unregistered with epitome documents. Is it not the case that all properties in Wragby are registered?
Most property in Wragby is registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Plenty of Wragby conveyancing lawyers should be capable of dealing with such matters but if any uncertainty prevails the prevailing recommendation these days appears to be for the seller to register it first and subsequently deal with the sale conveyance - this will have a domino effect to result in a protracted home move.