We're in Burghfield Common, First timers buying with a mortgage (lender is Principality , and our lawyer is on the Principality conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Principality conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Last month we had a mortgage agreed in principle with Barclays. Burghfield Common conveyancing solicitors were selected. What is the average time that one could expect to receive a mortgage offer from Barclays?
There is no definitive answer here. Have Barclays conducted the valuation? Have you advised Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
We have agreed to purchase a house in Burghfield Common. An unusual aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Coventry BS your lawyer must check the conveyancing instructions set out in Section 2 of UK Finance Lenders’ Handbook for Coventry BS. The Council of Mortgage Lenders’ Handbook contains minimum conditions for solar panel roof-space leases, and solicitors are required to report to Coventry BS where a lease does not comply with these specifications. The specifications relate to the installation of panels on properties nationwide and is not isolated to Burghfield Common.
I currently have a mortgage with Santander for my property in Burghfield Common. Conveyancing has been completed a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Santander?
Your original mortgage agreement with Santander will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Santander’s mortgage conditions. It may be that Santander will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. It should not be necessary to do this via a Santander conveyancing panel lawyer.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The lawyers who conducted the conveyancing in Burghfield Common 5 years ago no longer exist. What are my options?
Assuming the title is registered the information relating to your proprietorship will be documented by HMLR with a Title Number. It is easy to perform a search at the Land Registry, locate your property and secure current copies of the property title for a small fee. If the title is Leasehold then the Land Registry will usually hold a certified duplicate of the Registered Lease and again, a copy can be retrieved for twenty pounds.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Burghfield Common is where the house is located. What do you suggest?
Flying freeholds in Burghfield Common are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Burghfield Common 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 Burghfield Common may decide 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.
In scouring the world wide web for the term cheap conveyancing in Burghfield Common it shows results of numerous solicitorsin the vicinity. How do I determine which is the right conveyancing solicitor for purchase transaction?
The best method of finding the right conveyancer is through a trusted referral, so ask colleagues and relatives who have acquired a property in Burghfield Common or a reputable estate agent or financial adviser. Charges for conveyancing in Burghfield Common vary, so it's a good idea to secure a minimum of three quotes from different law firms. Make sure that you clarify that the fees are fixed.