I am purchasing a property without a mortgage in Beddau. I have resided for the last Seventeen years in Beddau. Conveyancing searches are expensive. Given that I have knowledge of the road and vicinity intimately should I not bother getting the solicitor to do all the conveyancing searches?
In the absence of a mortgage, then the vast majority of the Beddau conveyancing searches are non-obligatory. Your solicitor will try and sway you, perhaps strongly, that you should have searches carried out, but he has a professional duty to do this. One thing to bear in mind; if you are intend to dispose of the house one day, it may be of relevance to your prospective buyer what the searches disclose. On occasion houses with no practical issues can still reveal detrimental search results. A good conveyancing solicitor in Beddau will be able to give you some constructive guidance concerning this.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Beddau. My lender is Accord Mortgages
Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 19/1/2025, the requirements read as follows :
I happen to be the single beneficiary of my late grandmother’s will and I have everything in my name alone, including the my former home in Beddau. The Beddau property was put into my name in December. I now wish to sell up. I understand that there is a CML six month 'rule', which means that my proprietorship will be considered the same way as though I had purchased the house in December. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. Most banks would take a pragmatic view as this requirement is chiefly there to identify the purchase and immediately sell or the quick reselling of property.
Is it the case that all Beddau solicitors on the HSBC conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the HSBC approved list of solicitors they would need to be regulated by the SRA. Some lenders do allow licenced conveyancers on their panel in which case such practice would be governed by the CLC.
My fiancee and I are spending time viewing apartments in Beddau and I am about to put in an offer. Is it wise to have my property lawyer on ‘stand by’? I am planning to take a home loan with RBS.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are seeking a mortgage with RBS, make sure you remember to check that your lawyer is on the RBS conveyancing panel.
I have a semi-detached Edwardian house in Beddau. Conveyancing solicitor acted for me and TSB. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold with the matching property. Is it worth asking TSB to clarify?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Beddau and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing practitioner who conducted the purchase.
How does conveyancing in Beddau differ for newly converted properties?
Most buyers of new build premises in Beddau come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is completed. This is because developers in Beddau tend to acquire the real estate, 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 used to new build conveyancing in Beddau or who has acted in the same development.