It is 10 years ago since I bought my house in Blakenhall. Conveyancing solicitors have just been retained on the sale but I am unable to find my title documents. Will this jeopardise the sale?
Don’t worry too much. First the deeds may be with your lender or they could be in the possession of the conveyancers who acted in your purchase. Secondly in all probability the title will be registered 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. The vast majority of conveyancing in Blakenhall involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.
I have been recommended a conveyancing solicitor in Blakenhall. I I am struggling to find out whether they are on the Britannia approved list of lawyers. Could you or the lender confirm if they are on the panel?
The first thing to do is phone your lawyer and enquire if they are on the lender panel. Otherwise you should call Britannia who may be able to assist.
This question may be naive but I am unexperienced as a first time buyer of a garden flat in Blakenhall. Do I pick up the keys to the house on completion from my conveyancer? If so, I will instruct a High Street conveyancing solicitor in Blakenhall?
On the day of completion you do not need to go to the conveyancers office in Blakenhall. Your solicitors will electronically transfer the purchase money to the vendor’s conveyancers, and once they have received this, you will be able to pick up the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.
The mortgage over my property is with RBS for my property in Blakenhall. Conveyancing was finalised a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform RBS?
Your original mortgage agreement with RBS will provide that you need their approval before letting out your property as this is likely to be a breach of RBS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. You need not do this via a RBS conveyancing panel solicitor.
I have instructed a Blakenhall lawyer having made sure that they are on the Skipton conveyancing panel. Does my lawyer arrange the survey of the property?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton 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 conveyancer 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 Blakenhall postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Blakenhall.
My uncle has urged me to use his conveyancers in Blakenhall. Do I take his guidance?
No doubt it’s preferable to choose a conveyancing practitioner is to have referrals from friends or family who have used the firm you're considering.
My conveyancing solicitor in Blakenhall is asking me for proof of ID documents stating that this forms part of his obligations as a conveyancer on the bank Solicitor panel. This is news to me - can I refuse?
Anti-terror and anti-money-laundering rules require Blakenhall conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Client Care letter that you need to sign will no doubt confirm this. Your lawyer is right that the lender also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the bank's UK Finance Lenders’ Handbook requirements