It has come to my attention via my mortgage adviser that my Brynford the law firm I have appointed is not on the lender Conveyancing panel. How can I be sure that this is correct?
The sensible course of action for you to take is to call your Brynford conveyancer. It is reasonable to expect your lawyer to notify you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
My wife and I buying a terrace house in Brynford. Our aim is to an extension at the rear at the property.Will legal work on the property involve enquiries to ascertain if these works are prohibited?
Your property lawyer should check the registered title as conveyancing in Brynford will sometimes reveal restrictions in the title documents which prevent certain alterations or require the consent of a 3rd party. Many extensions need local authority planning permissions and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
I am the sole recipient of my late mum's estate and I have everything in my name alone, including the house in Brynford. The Brynford property was put into my name in August. I plan to dispose of the house. I understand that there is a CML 6 month 'rule', meaning my property ownership may be regarded the same way as if I'd bought the property in August. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. many mortgage companies would take a pragmatic view as this provision chiefly exists to pick up on subsales or the quick reselling of properties.
We were going to get a AIP from Nationwide this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nationwide recommend any Brynford solicitors on the Nationwide conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Brynford solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
A colleague recommended that if I am purchasing in Brynford I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually quoted for as part of the standard Brynford conveyancing searches. It is not a small report of about 40 pages, listing and setting out significant information about Brynford around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Brynford Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Brynford Education with plans and statistics, Local Amenities and other useful data concerning Brynford.
The deeds to my house can not be found. The lawyers who dealt with the conveyancing in Brynford 4 years ago no longer exist. Will I be able to sell the house?
Assuming the title is registered the information relating to your proprietorship will be retained by HMLR with a Title Number. It is easy to carry out a search at the Land Registry, identify your property and get up to date copies of the property title for less than a fiver. If the title is Leasehold then the Land Registry will usually hold a file copy of the Registered Lease and again, a copy can be ordered for a small fee.
At what stage do I pay the Stamp Duty Land Tax chargeable for my house transaction in Brynford?
Most lawyers tend to complete a stamp duty return on your behalf as part of your Brynford conveyancing transaction for signature. After completion your property lawyer will submit your Land Transaction application to the Inland Revenue and - assuming they have the funds - pay any land tax liability on your behalf.