It is 10 years ago since I acquired my home in Sevenoaks. Conveyancing solicitors have now been appointed on the sale but I can't find the deeds. Is this a problem?
Don’t worry too much. First there is a possibility that the deeds will be retained by your mortgage company or they may be in the possession of the lawyers who acted in your purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Most conveyancing in Sevenoaks relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.
I have been advised by my lawyer that breach of easement insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Sevenoaks?
The appropriate level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between Yorkshire Building Society and Norwich and Peterborough Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.
I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a Sevenoaks conveyancing practitioner on the Aldermore panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
At last I have had an offer on a flat in Sevenoaks agreed to, but there is a chain. The owners have offered on on an apartment, but it’s not been accepted yet, and have viewings of other flats booked. I have instructed a bricks and mortar conveyancing solicitor in Sevenoaks. What should be my next step? At what stage do I apply for the mortgage with Clydesdale?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of £1k, then survey, Sevenoaks conveyancing search fees, etc). First, you must check that your conveyancing practitioner is on the Clydesdale approved list. Regarding the subsequent phase this very much dictated by the circumstances of your case, attraction to this property and on the state of the market. During a hot market the majority of home buyers will apply for the mortgage with Clydesdale and arrange for the valuation and only if it was satisfactory would they request their conveyancing practitioner to press on with searches.
Will commercial conveyancing searches disclose impending roadworks that could affect a commercial estate in Sevenoaks?
Its becoming the norm that commercial conveyancing solicitors in Sevenoaks will perform a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Sevenoaks. The report 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 Sevenoaks.
For every commercial conveyancing transaction in Sevenoaks it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Sevenoaks commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Sevenoaks.
My wife and I own a renovated Victorian property in Sevenoaks. Conveyancing lawyer represented me and Chelsea Building Society. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold with the matching address. Is it worth asking Chelsea Building Society to clarify?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Sevenoaks and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with your conveyancing practitioner who conducted the purchase.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Sevenoaks is the location of the property. Is there any advice you can give?
Flying freeholds in Sevenoaks are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Sevenoaks you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sevenoaks may determine 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.