Do lenders provide you with an approved list of North Somerset conveyancing solicitors? How do you know who is on the Yorkshire BS conveyancing panel?
North Somerset conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.
My wife and I are intent on selling our house in North Somerset and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any local lawyer would know this is not the case. It does beg the question why the purchasers are using an online conveyancing outfit rather than a conveyancing solicitor in North Somerset. Having lived in North Somerset for three years we know of no issue. Should we contact our local Authority to get clarification that the buyers are looking for.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
Despite weeks of looking the Title Certificate and documents to my house can not be found. The solicitors who conducted the conveyancing in North Somerset 4 years ago are no longer around. What are my options?
Assuming you have a registered title the details of your proprietorship will be evidenced by HMLR with a Title Number. It is easy to conduct a search at the Land Registry, find your property and obtain up to date copies of the property title for a small fee. If the title is Leasehold then the Land Registry will also normally hold a certified duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
I have been on the look out for a flat up to £245,000 and found one round the corner in North Somerset I like with open areas and railway links nearby, however it's only got 49 years unexpired on the lease. There is not much else in North Somerset in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
If you require a mortgage the shortness of the lease may be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.
Should one as executor remove a deceased person's details from the title deeds for a property in North Somerset?
Where a North Somerset property is co-owned and one of the proprietors dies, the name will not immediately be removed from the title deeds. You are not required to remove their name as when it comes to a disposal your lawyer would just be asked to evidence why the other owner is missing from the transfer, such as a grant of probate.
With a view to making the sale conveyancing smoother for the sale of the property you can apply to have the deceased person removed from the title by applying to HMLR with evidence of the death. There is no land registry fee payable.