It is 10 years ago since I purchased my property in Kendal. Conveyancing solicitors have now been appointed on the sale but I am unable to locate my deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly there is a chance that the deeds will be kept by the mortgage company or they may be archived with the conveyancers who oversaw your purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. Almost all conveyancing in Kendal relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
My grandmother passed away 10 months ago and as sole heir and executor I was left the property in Kendal. The house had a small mortgage left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this allowed?
Where you intend to re-mortgage then Coventry BS will require that you use a conveyancer on the Coventry BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Coventry BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Coventry BS mortgage is registered as a charge at the Land Registry.
I need some fast conveyancing in Kendal as I am under a deadline to exchange contracts within 3 weeks. A home loan is not required. Can I avoid the conveyancing searches to save fees and time?
If.Given you are are a cash buyer you have the choice not to have searches carried out although no law firm would recommend that you don't. With lots of history conveyancing in Kendal the following are examples of what can arise and adversely affect future saleability: Refused Planning Applications, Overdue Charges, Overdue Grants, Unadopted Roads,...
How does conveyancing in Kendal differ for newly converted properties?
Most buyers of new build or newly converted property in Kendal contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is finished. This is because developers in Kendal typically acquire the real estate, 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 property lawyers 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 used to new build conveyancing in Kendal or who has acted in the same development.
Am I best advised to go with a Kendal conveyancing practitioner based in the vicinity that I am purchasing? An old friend can conduct the legal formalities however his firm is located 300miles away.
The primary upside of using a local Kendal conveyancing firm is that you can pop in to execute paperwork, present your ID and apply pressure on them where appropriate. They will also have local knowledge which is a plus. That being said it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and on the whole were happy that must surpass using an unknown Kendal conveyancing solicitor solely due to them being local.