My apartment in Blakenhall is up for sale and I have a purchaser. Does my property lawyer need to be on the Skipton conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Skipton conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently in recent years.
We are purchasing a victorian detached house in Blakenhall. The intention is to carry out an extension to the side at the house.Will legal work on the property include checks to ascertain if these alterations are prohibited?
Your solicitor will check the registered title as conveyancing in Blakenhall will sometimes reveal restrictions in the title deeds which prevent categories of alterations or necessitated the permission of a 3rd party. Certain extensions need local authority planning consent and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these things with a surveyor before you commit yourself to a purchase.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Blakenhall property lawyer on the Leeds Building Society panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Leeds Building Society 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 Leeds Building Society mortgage from the register. Leeds Building Society, 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 Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, HSBC are being pedantic. The Blakenhall solicitor who is on the HSBC conveyancing panel is saying indemnity insurance will be fine but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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.
five months have gone by since my purchase conveyancing in Blakenhall took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the input of my in-laws I had a survey completed on a property in Blakenhall before appointing conveyancers. I have been told that there is a flying freehold element to the house. The surveyor advised that some banks will not give a loan on this type of property.
It varies from the lender to lender. Lloyds has different requirements for example to Nationwide. Should you wish to call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Blakenhall. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Blakenhall to see if the conveyancing costs will increase in light of this.
A licensed conveyancer dealt with my conveyancing in Blakenhall three years ago having stored my title documents but has now closed – how do I retreive them?
Deeds, as such, no longer exist as the majority of properties in Blakenhall are registered digitally at Land Registry. If you need to prove evidence of proprietorship or are disposing of or refinancing your solicitor should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to firstname.lastname@example.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.