It is 10 years ago since I purchased my property in Witham. Conveyancing lawyers have just been retained on the sale but I can't locate my deeds. Will this jeopardise the sale?
You need not be too concerned. Firstly the deeds may be retained by your mortgage company or they could still be with the conveyancers who oversaw the purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring current official copies of the land registers. Nearly all conveyancing in Witham relates to registered property but in the rare situation where your home is not registered it is more tricky but is not insurmountable.
We are planning to move house in September. Should my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you recommend a removal company in Witham. Conveyancing firm was organised prior to coming across this site.
On the afternoon of completion you will need to collect the house keys from your estate agent however this can only be done when the vendors solicitors inform the agent that the monies to complete are in and the keys can be given over. Subsequently you can advise the removal company that they can start moving you in. We do not suggest a particular removal organisation but can help you choose a residential property solicitor in Witham or a firm with expertise in conveyancing in Witham.
I have paid off my mortgage with Skipton. I assume I don't need a Witham conveyancing practitioner on the Skipton panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Skipton 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 Skipton mortgage from the register. Skipton, 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 Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Coventry BS are being difficult. The Witham solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
We are selling our property in Witham 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. For the life of me I don't know why the purchasers used an internet conveyancing practice rather than a conveyancing solicitor in Witham. We have lived in Witham for 5 years we know that this is a non issue. Should we get in touch with our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You need to check with 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 life insurance to cover that same illness)
three months have elapsed since my purchase conveyancing in Witham took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Am I right to be suspicious by 3rd parties that I am dealing with are suggesting an online conveyancing firm as opposed to a local Witham conveyancing practice?
As with many professional services, often recommendations from relatives can be most helpful. Nevertheless there are lots of players in a conveyancing matter; estate agents, mortgage brokers and banks might all recommend solicitors to use. On occasion these lawyers might be known to one of the organisations as experts in their field, but sometimes there may be a financial incentive behind the recommendation. You are at liberty to appoint your own conveyancer. However, bear in mind that many mortgage providers specify a panel list of lawyers you have to use for the lender aspect of your house move.