It is a dozen years since I purchased my home in Otley. Conveyancing lawyers have now been retained on the sale but I am unable to locate my title deeds. Is this a problem?
You need not be too concerned. First the deeds may be kept by your lender or they could be in the possession of the conveyancers who acted in your purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Almost all conveyancing in Otley relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.
If you had a top tip for choosing a conveyancing solicitor in Otley what would it be?
We would encourage you not to base your choice on the cheapest Otley conveyancing quote. 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 go into the conveyancing with your eyes wide open.
Two weeks ago we had a mortgage agreed in principle with Barclays. Otley conveyancing practitioners are appointed. What is the average time that one could expect to receive a mortgage offer from Barclays?
Some lenders take longer than others. Have Barclays done the survey? Have you advised Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Otley building society branch on numerous occasions and was told they are content with the situation and they will lend. My Otley conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. I have no idea who is right.
As long as the property lawyer is on the lender approved list, she or he must follow the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am close to exchanging contracts on the sale of our home in Otley and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local lawyer would know this is not the case. For the life of me I don't know why the purchasers are using a factory type conveyancing practice as opposed to a conveyancing solicitor in Otley. We have lived in Otley for 4 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek clarification that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. What do they say? You should 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 life insurance to cover that same sickness)
How does conveyancing in Otley differ for new build properties?
Most buyers of new build property in Otley contact us having been asked by the builder to sign contracts and commit to the purchase even before the residence is finished. This is because developers in Otley tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Otley or who has acted in the same development.
I am using a search engine for the words on line conveyancing in Otley it shows results of numerous solicitorslocally. With so much choice what is the best way to find the suitable conveyancer for my move?
The preferential method of finding the right conveyancer is through a trusted testimonial, so enquire of colleagues and those you trust who have acquired a property in Otley or a respected estate agent or mortgage broker. Charges for conveyancing in Otley differ, so it's sensible to request at least three estimates from different conveyancers. Dont forget to clarify that the charges are assured not to increase.