It is is a decade since I bought my home in Harringay. Conveyancing solicitors have now been retained on the sale but I am unable to track down my title documents. Is this a problem?
Don’t worry too much. First there is a possibility that the deeds will be retained by the lender or they could stored with the conveyancers who handled the purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. The vast majority of conveyancing in Harringay involves registered property but in the unlikely event that your home is unregistered it is more tricky but is resolvable.
Have just purchased a repossessed house at auction in Harringay. Conveyancing is required. What happens now?
Now that you are for in every practical sense signed on the dotted line you should retain a conveyancing solicitor as a matter of priority as you are faced with a pending a fixed date to complete the purchase. All auction property will ordinarily have an associated legal set of papers. This should include most,if not all of the paperwork that your conveyancer requires. Where you are dealing with leasehold premises the conveyancing pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to a leasehold property. You need to hand this to the conveyancer instructed by you as soon as possible. Do make sure that you have funds in order to complete the transaction on the set completion date.
This question may be naive but I am unexperienced as a 1st time buyer of a ground floor flat in Harringay. Do I collect the keys to the property on completion from my solicitor? If this is the case, I will appoint a High Street conveyancing solicitor in Harringay?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the owner’s solicitors, and once they have received this, you will be called to receive the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
The mortgage over my property is with UBS for my property in Harringay. Conveyancing was finalised some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?
Your original mortgage agreement with UBS will provide that you need their approval in advance of renting your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. It should not be necessary to do this via a UBS conveyancing panel firm.
My relative suggested that where I am buying in Harringay I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Harringay conveyancing searches. It is a large document of about 40 pages, listing and detailing important information about Harringay around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Harringay Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Harringay Education with plans and statistics, Local Amenities and other useful data concerning Harringay.
How does conveyancing in Harringay differ for newly converted properties?
Most buyers of new build residence in Harringay approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is finished. This is because new home sellers in Harringay tend to purchase the land, 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 conveyancers 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 Harringay or who has acted in the same development.
I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Harringay is the location of the property. Can you offer any opinion?
Flying freeholds in Harringay are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Harringay 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 Harringay 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 premises.