It is a dozen years since I purchased my home in Downham Market. Conveyancing solicitors have recently been appointed on the sale but I can't track down my title documents. Is this a major issue?
You need not be too concerned. Firstly there is a possibility that the deeds will be retained by your lender or they may be archived with the solicitor who acted in the purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. The vast majority of conveyancing in Downham Market involves registered property but in the rare situation where your property is not registered it is more tricky but is not insurmountable.
My wife and I purchasing a end of terrace house in Downham Market. The intention is to convert the garage to an office at the house.Will the conveyancing process include enquiries to determine if these alterations are allowed?
Your solicitor will review the deeds as conveyancing in Downham Market can sometimes identify restrictions in the title documents which prevent categories of changes or need the permission of another owner. Some works call for local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these issues with a surveyor before you commit yourself to a purchase.
I have been advised by my lawyer that lack of planning permission insurance is necessary on my purchase. What is the level of cover for Downham Market conveyancing?
The appropriate level of lack of planning permission indemnity insurance should be dictated by who your lender. It would differ for example between Birmingham Midshires and The Royal Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such insurances.
We have agreed to purchase a house in Downham Market. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Santander be concerned?
As you are obtaining a mortgage with Santander your lawyer must check the formal instructions set out in Part two of UK Finance Lenders’ Handbook for Santander. The CML Handbook includes minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Santander where a lease does not satisfy these specifications. The conditions relate to the installation of panels on properties nationwide and is not limited to Downham Market.
I have todaydiscovered that Stirling Law have closed. They conducted my conveyancing in Downham Market for a purchase of a freehold house 9 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?
The easiest way 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 Downham Market conveyancing specialists.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Downham Market is the location of the property. Can you shed any light on this issue?
Flying freeholds in Downham Market are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Downham Market you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Downham Market may determine 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 premises.
To what extent are Downham Market conveyancing solicitors duty bound by the Law Society to publish clear conveyancing figures?
Inbuilt into the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, represent the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Downham Market or further afield.