I am not well enough to travel far from Moulton. Please spell out why all Moulton conveyancers aren't automatically on all bank panels?
Banks highlight the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud annually.The dismissal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its outcome included recommendations for lenders to review their conveyancing panels, which kicked off a major policy change in the sector. This led to banks and building societies purging a number of firms from their books of approved lawyers .
Me and my partner are buying a property in Moulton. It might be a silly question but how we can trust a conveyancer? At some point we have to send money into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
This question may be naive but I am new to the process as FTB of a garden flat in Moulton. Do I pick up the keys to the property on completion from my conveyancer? If so, I will instruct a local conveyancing solicitor in Moulton?
On the day of completion you will not be required to go to the conveyancers office in Moulton. Your solicitors will transfer the completion advance to the seller's lawyers, and once they have received this, you should be called to pick up the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.
I recently had an offer accepted on a house in Moulton. My mortgage broker pressured me to appoint their solicitor. I paid an advanced payment of £175. A few days later, the lawyer called me embarrassingly acknowledging that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a simple, no chain conveyancing. Moulton is the location of the property. What do you suggest?
Flying freeholds in Moulton are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Moulton you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Moulton 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 am on look out for some leasehold conveyancing in Moulton. Before I set the wheels in motion I require certainty as to the unexpired term of the lease.
If the lease is recorded at the land registry - and almost all are in Moulton - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Leasehold Conveyancing in Moulton - Examples of Questions you should ask before Purchasing
The answer will be important as a) areas could cause problems for the block as the common areas may begin to deteriorate if maintenance remain unpaid b) if the leasehold owners have a dispute with the running of the building you will want to know about it The prefered form of lease structure is where the freehold title is owned by the leaseholders. In this scenario the leaseholders have being in charge if their destiny and notwithstanding that a managing agent is usually employed if the building is bigger than a house conversion, the managing agent acts for the leaseholders themselves. How is the lease structured?
What can I do to discover who owns a property in Moulton?
Assuming that the property is registered with HMLR, and you have the specifics of the location of the premises, you should be able to view results from the the Land Registry of the registered proprietor for a for less than a fiver.