Are the BSA planning on creating a searchable register to list law firms on the Norwich and Peterborough Building Society conveyancing panel for instance in Derbyshire?
We are not aware of any intention on the part of the BSA to promote such a tool.
My lawyer has informed me that absentee landlord insurance is needed on my purchase. What is the level of cover for Derbyshire conveyancing?
The right level of absentee landlord indemnity insurance depends on who your lender is. It would differ for example between Barclays and Bank of Scotland. Conveyancing practitioners as opposed to members of the public take out such insurances.
We are getting a further advance on our home loan from Santander as we wish to carry out renovations to our home in Derbyshire. Do we need to select a bricks and mortar Derbyshire solicitor on the Santander conveyancing panel to handle the paperwork?
Santander don't usually instruct a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander conveyancing panel.
I have instructed a Derbyshire property lawyer having made sure that they are on the Nationwide conveyancing panel. Does my lawyer arrange the survey of the property?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide 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 Derbyshire postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in Derbyshire.
I have todaybeen informed that Action Conveyancing have been shut down. They carried out my conveyancing in Derbyshire for a purchase of a leasehold flat 12 months ago. How can I be sure that my home is registered correctly in the name of the former proprietor?
The easiest method to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Derbyshire conveyancing specialists.
How does conveyancing in Derbyshire differ for new build properties?
Most buyers of new build residence in Derbyshire approach us having been asked by the developer to sign contracts and commit to the purchase even before the residence is built. This is because house builders in Derbyshire tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Derbyshire or who has acted in the same development.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. Derbyshire is the location of the property. Is there any guidance you can give?
Flying freeholds in Derbyshire are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Derbyshire 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 Derbyshire 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 property.