Me and my wife are acquiring our first home. Our property lawyer has e-mailedto enquire if we would like to order supplemental conveyancing searches. We are really unsure what's needed for conveyancing in Fitzrovia
The number and type of Fitzrovia conveyancing searches should be dictated primarily on the premises, the location, the likelihood of any of these risks, your familiarity of the region and risks, your overall attitude to risk. What matters is that you properly appreciate what information the searches could provide. Then you can decide if you personally think you need that search. If uncertain, ask the lawyer to provide guidance.
I am the single beneficiary of my late mum's will and I have everything in my name now, including the my former home in Fitzrovia. The Fitzrovia property was put into my name in November. I now wish to sell up. I understand that there is a CML six month 'rule', meaning my property ownership could be regarded the same way as though I had purchased the house in November. Will no one buy the property for half a year?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. How sensible a view banks take of it, depend on the lender as this obligation is primarily there to pick up on the purchase and immediately sell or the quick reselling of properties.
We were going to get a OIP from Yorkshire BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Fitzrovia solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Fitzrovia solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
I am due to exchange contracts on my apartment. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being problematic. The Fitzrovia solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Just acquired a detached house in Fitzrovia , What is the estimated time for the Land Registry to deal with the formalities evidencing my title? My Fitzrovia conveyancing solicitor has been painfully slow, so I want to be certain the registration is addressed.
As far as conveyancing in Fitzrovia is concerned, registration is no faster or slower than anywhere else in the country. Rather than based on location, timescales can adjust according to who lodges the application, whether it is in order and whether the Land registry need to notify any interested parties. Currently roughly three quarters of such applications are fully dealt with in less than three weeks but some can be subject to protracted hold-ups. Registration takes place once the buyer has moved in to the property so 'speed' is not usually primary concern yet if it is urgent that the the registration takes place urgently then you or your lawyers could speak with the land registry and explain the circumstances.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Fitzrovia is where the house is located. Is there any advice you can impart?
Flying freeholds in Fitzrovia are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Fitzrovia you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Fitzrovia 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 need to instruct a conveyancing practitioner in Fitzrovia for my house move. Is it possible to check a firm’s complaints history with the profession’s regulator?
You can read presented Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Go to Check a solicitor's record. To find details Pre 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The SRA could monitor call for training reasons.