It is 10 years ago since I purchased my home in Cirencester. Conveyancing lawyers have just been appointed on the sale but I can't find my deeds. Will this cause complications?
You need not be too concerned. First there is a possibility that the deeds will be retained by the lender or they may still be with the lawyers who oversaw the purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Almost all conveyancing in Cirencester relates to registered property but in the unlikely event that your home is unregistered it is more tricky but is resolvable.
Do the Building Society Association intend to launch a search tool with a view to to identify solicitors on the Darlington Building Society conveyancing panel for example in Cirencester?
We would not expect to be advised of any intention on the part of the BSA to promote such a tool.
My conveyancer has informed me that breach of easement insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Cirencester?
The right level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and Chelsea Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
is it true that all Cirencester solicitor practices on the HSBC conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the HSBC conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some mortgage companies do allow licenced conveyancers on their panel in which case such organisation would be governed by the Council of Licensed Conveyancers.
Planning on purchasing a maisonette in Cirencester. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Cirencester lawyer is on the Nottingham conveyancing panel.
I own a renovated Victorian property in Cirencester. Conveyancing lawyer acted for me and HSBC Bank. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold with the matching address. I'd like to know for sure, how can I find out??
You should 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cirencester and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with your conveyancing practitioner who conducted the work.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a quick, no chain conveyancing. Cirencester is where the house is located. Can you shed any light on this issue?
Flying freeholds in Cirencester are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cirencester you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cirencester may ascertain 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 residence.