I'm the sole recipient of my late grandmother’s will with all property in now in my sole name, including the my former home in Fenton. Conveyancing formalities meant that the Land Registry date was in June. I now wish to sell up. I do know about the CML six month 'rule', which means that my proprietorship will be regarded the same way as if I'd bought the house in June. Is the property unsalable for six months?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. Most mortgage companies would take a sensible view as this obligation is primarily there to pick up on the purchase and immediately sell or the quick reselling of property.
My husband and I have arranged the release of further monies on our mortgage from Lloyds as we intend to carry out renovations to our home in Fenton. Are we obliged to select a local Fenton solicitor on the Lloyds conveyancing panel to deal with the paperwork?
Lloyds don't usually require firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds list.
I had a mortgage agreed in principle with Kent Reliance. Fenton conveyancing practitioners were appointed. How long does it take for Kent Reliance to issue the offer to the conveyancer?
Some lenders take longer than others. Have Kent Reliance completed the valuation? Have you advised Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
The deeds to my house can not be found. The solicitors who handled the conveyancing in Fenton 10 years ago have long since closed. What are my next steps?
Gone are the days when you need to have the physical official documentation to prove you are the registered proprietor of land or premises, given that the Land Registry hold details of all registered land or property electronically.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Fenton is the location of the property. Can you shed any light on this issue?
Flying freeholds in Fenton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Fenton you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Fenton 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 residence.
I was advised by a couple of local property agents in Fenton to get a quote from a solicitor on your site. Is there a financial upside for Estate Agents to market your site ahead of another?
We don’t offer any referral fee for directing people our way. We thought it would be too underhand to pay a commission because home movers will think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
When it comes to my conveyancing in Fenton should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Fenton conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancer's time in submitting the funds this way.