A friend recommended that if I am buying in St Mary Cray I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard St Mary Cray conveyancing searches. It is not a small report of about 40 pages, listing and setting out significant information about St Mary Cray around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the St Mary Cray Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data concerning St Mary Cray.
Despite weeks of looking the Title Certificate and documents to my property are lost. The lawyers who handled the conveyancing in St Mary Cray 5 years ago no longer exist. What are my next steps?
You no longer need to have the physical original deeds to prove you own the land or property, as the Land Registry have everything they need in a digital format.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a simple, chain free conveyancing. St Mary Cray is where the house is located. Is there any advice you can impart?
Flying freeholds in St Mary Cray are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in St Mary Cray you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Mary Cray may ascertain 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 residence.
How do I use your search app to locate a conveyancing solicitor in St Mary Cray on the authorised to act for my bank?
1st select a mortgage company such as Birmingham Midshires, Leeds Building Society or TSB then type in your preferred area e.g. St Mary Cray. Conveyancing organisations in St Mary Cray and across England and Wales will then be identified.
My partner and I are buying a 2 bedroom flat in St Mary Cray. At the point of instructing our conveyancing practitioner, we were told they were on all major UK bank panels. Our mortgage broker contacted us yesterday to advise that they are not on the Nottingham approved list. Were it to be true, what should we do? Should we just find a new solicitor that is on their approved list or should we cover the costs for separate representation, with Nottingham selecting their own preferred solicitor.
When buying a property with the benefit of a mortgage it is standard for the buyer’s solicitors to also represent the purchaser's lender. In order to act for a bank or building society a conveyancer has to be on that lender's list of approved lawyers. An application has to be made by the lawyer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the solicitor has to meet. Some mortgage companies now insist their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact Nottingham and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on Nottingham's conveyancing panel as you are at liberty to use your preferred St Mary Cray lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another conveyancer into the equation.