It is is a decade since I acquired my home in Little Bromwich. Conveyancing solicitors have now been instructed on the sale but I am unable to locate the title deeds. Is this a major issue?
Don’t worry too much. Firstly there is a possibility that the deeds will be retained by the lender or they could be in the possession of the solicitor who oversaw the purchase. Secondly in most cases the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Nearly all conveyancing in Little Bromwich involves registered property but in the unlikely event that your property is not registered it is more problematic but is not insurmountable.
The Little Bromwich conveyancing solicitors that just started acting on my purchase in Little Bromwich have without warning shut down. They were on acting for me because I had to have a solicitor on the Aldermore conveyancing panel and my previous Little Bromwich lawyer was not. I paid them funds on account. What are my options?
If you have an estate agent involved then inform them straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Aldermore conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.
I have been told that property searches are the primary cause of obstruction in Little Bromwich conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays during the legal transfer of property. Local searches are unlikely to feature in any slowing down conveyancing in Little Bromwich.
Are there restrictive covenants that are commonly picked up during conveyancing in Little Bromwich?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Little Bromwich. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am buying a new build house in Little Bromwich benefiting from help to buy. The sellers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The estate agent told me not inform my conveyancer about this extras as it would put at risk my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.