It is 10 years ago since I purchased my home in Droitwich. Conveyancing lawyers have recently been retained on the sale but I can't find the title documents. Is this a problem?
Don’t worry too much. Firstly the deeds may be with the mortgage company or they could be archived with the solicitor who handled your purchase. Secondly in all probability the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. Nearly all conveyancing in Droitwich involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is not insurmountable.
I had intended to instruct a conveyancing solicitor in Droitwich for our house move. Our financial adviser informed us that our mortgage lenders Lloyds TSB Bank won't deal with them. Surely this is unduly restrictive?
Pre- 2008 most lenders had an appetite for risk which was higher than today. Almost all Droitwich conveyancing firms would have been on most lender panels. The Financial Services Authority in 2010 conducted a thematic review into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more information from law firms concerning their operations and their employees and set certain criteria such a completing on a minimum volume of conveyancing. Many Droitwich conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Droitwich is amongst the hundreds of locations where the conveyancers we list are members of the panel for Lloyds TSB Bank.
I purchased my flat on 5 July and the transaction details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Droitwich advises it will be recorded in less than a month. Are transfers in Droitwich particularly slow to register?
As far as conveyancing in Droitwich is concerned, registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timescales can differ according to who lodges the application, whether it is in order and if the Land registry need to notify any other persons or bodies. At present roughly 80% of such applications are completed within two weeks but occasionally there can be extensive delays. Historically registration is effected once the buyer is living at the premises thus an expedited registration is not typically primary concern yet if there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for an expedited registration.
I decided to have a survey done on a house in Droitwich before appointing solicitors. I have been informed that there is a flying freehold element to the property. Our surveyor has said that some banks may not give a mortgage on this type of premises.
It varies from the lender to lender. HSBC has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Droitwich. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Droitwich to see if the conveyancing will be more expensive.
Is it necessary during the course of the conveyancing process to have a meeting at the offices of the mortgage company conveyancing panel solicitor to execute the legal charge? If so, I will instruct a firm who offer conveyancing in Droitwich so that I can pop in to their offices if required.
As opposed to 15 years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Droitwich.