It is is a decade since I acquired my home in Staines. Conveyancing lawyers have now been instructed on the sale but I can't find my deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly there is a possibility that the deeds will be with the mortgage company or they may be in the possession of the conveyancers who oversaw the purchase. Secondly in most cases the property 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. Almost all conveyancing in Staines relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.
My fiance and I are hoping to buy a newly converted flat in Staines with a homeloan from Barclays .We would like to retain our Staines conveyancing solicitor but Barclays advised that she’s not listed on their approved list of firms. we are left little option but to use a Barclays panel solicitor or retain our high street solicitor and fork out for a Barclays panel lawyer to act for them. This seems very unfair; Can we not simply insist that Barclays use our lawyer?
Unfortunately,no. The home loan issued to you contains terms and conditions, a common one being that solicitors will be on the Barclays approved list. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Barclays
How does conveyancing in Staines differ for newly converted properties?
Most buyers of new build or newly converted property in Staines approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is built. This is because developers in Staines usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Staines or who has acted in the same development.
Over the last few months I have been searching for a ground for flat up to £245,000 and identified one round the corner in Staines I like with a park and station nearby, however it's only got 52 remaining years left on the lease. There is not much else in Staines for this price, so just wondered if I would be making a mistake buying a short lease?
Should you require a home loan that many years will be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
Is there an average legal costs for conveyancing in Staines?
The average fee last year for conveyancing in Staines was £1,419 not including Stamp Duty and HMLR fees.