It is 10 years ago since I bought my home in Stonehouse. Conveyancing lawyers have now been retained on the sale but I can't find the title documents. Is this a major issue?
You need not be too concerned. Firstly there is a possibility that the deeds will be kept by the mortgage company or they may be in the possession of the lawyers who oversaw your purchase. Secondly in most cases the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. Almost all conveyancing in Stonehouse involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.
I'm the single recipient of my late grandmother’s estate with all property in now in my sole name, including the my former home in Stonehouse. The Stonehouse property was put into my name in March. I want to move. I understand that there is a CML 6 month 'rule', meaning my property ownership will be regarded the same way as though I had purchased the house in March. Is the property unsalable for six months?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. How sensible a view mortgage companies take of it, depend on the bank as this obligation is principally there to pick up on the purchase and immediately sell or the quick reselling of property.
We are getting a further advance on our mortgage from Skipton as we intend to carry out improvements to our house in Stonehouse. Do we need to appoint a bricks and mortar Stonehouse solicitor on the Skipton conveyancing panel to deal with the legals?
Skipton don't usually instruct a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton conveyancing panel.
Completion of my purchase has taken place for my property in Stonehouse. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
How does conveyancing in Stonehouse differ for new build properties?
Most buyers of new build or newly converted property in Stonehouse contact us having been asked by the seller to exchange contracts and commit to the purchase even before the house is constructed. This is because new home sellers in Stonehouse typically purchase the land, 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 conveyancing solicitors 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 used to new build conveyancing in Stonehouse or who has acted in the same development.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a simple, chain free conveyancing. Stonehouse is the location of the property. Is there any advice you can impart?
Flying freeholds in Stonehouse are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Stonehouse you would need to get your solicitor to go 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 Stonehouse may determine 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 premises.
My partner has encouraged me to use his conveyancers in Stonehouse. Should I choose my own property lawyer?
No doubt the best way to select a conveyancing solicitor is to have referrals from friends or family who have previously instructed the firm you're contemplating using.