It is a dozen years since I acquired my home in Maulden. Conveyancing solicitors have just been appointed on the sale but I am unable to find my deeds. Is this a problem?
Don’t worry too much. Firstly the deeds may be retained by your mortgage company or they could be in the possession of the lawyers who handled the purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in Maulden relates to registered property but in the rare situation where your property is unregistered it adds to the complexity but is resolvable.
I am considering applying for a Skipton mortgage for purchase of a new build (under development) in Maulden with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Skipton ?
In theory, you could use a solicitor that is not on the Skipton conveyancing panel, but Skipton would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
Should our lawyer be raising questions about flooding as part of the conveyancing in Maulden.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Maulden. There are those who buy a house in Maulden, fully aware that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, but there are a number of searches that may be carried out by the purchaser or by their solicitors which should figure out the risks in Maulden. The standard property information forms given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the seller to determine if the premises has suffered from flooding. If the residence has been flooded in past which is not notified by the seller, then a buyer may commence a claim for damages resulting from an misleading reply. A purchaser’s solicitors will also conduct an environmental report. This should disclose whether there is any known flood risk. If so, more detailed investigations will need to be initiated.
In my capacity as executor for the will of my uncle I am disposing of a property in Cardiff but I am based in Maulden. My conveyancer (approximately 235 kilometers from merequires that I execute a statutory declaration before the transaction finalising. Can you recommend a conveyancing practitioner in Maulden who can attest this legal document for me?
Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are located in Maulden
My offer on detached house in Maulden was agreed to, the seller does however have a connected purchase. The vendors have put an offer on a property, but it’s not yet tied up, and are looking at other flats in the pipeline. I have selected a local conveyancing solicitor in Maulden. What do I do now? When do I get the mortgage application with Nationwide started with Nationwide?
It is standard to have concerns where there is an associated chain given your reluctance to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then survey, Maulden conveyancing search fees, etc). First, you should check that your lawyer is on the Nationwide approved list. Regarding the subsequent phase this very much depends on the uniqueness of your transaction, desire for this property and on the state of the market. In a hot market some purchasers would apply for a home loan with Nationwide and arrange for the survey and only if it was satisfactory would they request their property lawyer to move forward with searches.