It is is a decade since I purchased my property in Hanham. Conveyancing solicitors have recently been instructed on the sale but I am unable to track down my title deeds. Is this a problem?
You need not be too concerned. Firstly the deeds may be kept by the mortgage company or they could be archived with the solicitor who acted in your purchase. Secondly in most cases the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring up to date copy of the land registers. Almost all conveyancing in Hanham involves registered property but in the rare situation where your property is not registered it is more of a problem but is resolvable.
How does conveyancing in Hanham differ for new build properties?
Most buyers of new build premises in Hanham contact us having been asked by the seller to exchange contracts and commit to the purchase even before the property is finished. This is because new home sellers in Hanham usually buy the site, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Hanham or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Hanham is where the house is located. Is there any guidance you can give?
Flying freeholds in Hanham are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hanham you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hanham may decide 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.
I need to appoint a conveyancing solicitor for leasehold conveyancing in Hanham. I have chance upon a site which looks to be the perfect offering If there is a chance to get all the legals done via phone that would be ideal. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am an executor of my recently deceased mum’s Will, with a property in Hanham which is to be marketed. The bungalow is unregistered at HMLR and I'm told that some EAs will insist that it is done before they'll move forward. What's the mechanism for this?
In the situation you refer to it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.