It is is a decade since I acquired my house in Waddon. Conveyancing solicitors have just been retained on the sale but I can't locate my title documents. Is this a major issue?
Don’t worry too much. Firstly the deeds may be retained by your mortgage company or they could be in the possession of the solicitor who handled your purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. Almost all conveyancing in Waddon involves registered property but in the unlikely event that your property is unregistered it is more tricky but is not insurmountable.
I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a Waddon property lawyer on the Aldermore panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Waddon building society branch on a couple of occasions and was told it wasn't an issue and they will lend. My Waddon conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they will not lend in accordance with their published requirements. Who do I believe?
Provided that the lawyer is on the bank approved list, she or he must comply with the Council of Mortgage Lenders’ Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
Intending to buy a flat in Waddon. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Waddon conveyancing practitioner is on the Aldermore conveyancing panel.
Just bought a terraced house in Waddon , What is the estimated time for the Land Registry to record the transfer to my name? My Waddon conveyancing solicitor has been very slow, so I want to be certain the registration is addressed.
As far as conveyancing in Waddon registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can differ depending on the party submitting the application, whether there are errors and if the Land registry communicate with any interested parties. At present in the region of three quarters of submission are fully addressed within two weeks but some can be subject to protracted delays. Registration is effected after the purchaser has moved in to the property therefore an expedited registration is not typically top priority but if there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for an expedited registration.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Waddon is where the house is located. Is there any guidance you can give?
Flying freeholds in Waddon are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Waddon 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 Waddon 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.
If instructed can a conveyancer remove a person from the title of my home in Waddon ?
Extracting or adding someone to the title of your home is relatively straightforward. You’ll need to appoint a lawyer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a property lawyer