It is 10 years ago since I acquired my home in Bracebridge Heath. Conveyancing solicitors have now been appointed on the sale but I can't locate my deeds. Is this a problem?
Don’t worry too much. Firstly the deeds may be retained by your mortgage company or they could stored with the conveyancers who acted in your purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. Almost all conveyancing in Bracebridge Heath involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.
A colleague pointed out to me me that in buying a property in Bracebridge Heath there could be a number of restrictions affecting the ability to carry out external changes to the property. Is this right?
There are anumerous of properties in Bracebridge Heath which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Bracebridge Heath should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My partner and I have arranged the release of further funds on our home loan from Lloyds as we want to conduct alterations to our home in Bracebridge Heath. Do we need to choose a local Bracebridge Heath solicitor on the Lloyds conveyancing panel to handle the legals?
Lloyds don't usually require a member of their approved list of lawyers 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 Lloyds list.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Bracebridge Heath lawyer on the Santander panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
Just acquired a semi-detached house in Bracebridge Heath , how long should it take for the Land Registry to register the transfer to my name? My Bracebridge Heath conveyancing solicitor has been painfully slow, so I want to check that my ownership is registered.
As far as conveyancing in Bracebridge Heath registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timescales can vary depending on who lodges the application, whether there are errors and whether the Land registry communicate with any 3rd persons or bodies. Currently in the region of three quarters of such applications are fully dealt with in less than three weeks but occasionally there can be longer hold-ups. Registration takes place after the buyer has moved in to the premises thus registration formalities is not typically an essential issue yet where there is a degree of urgency associated with the registration then you or your solicitor can communicate with the Registry to express the reasoning for the application to be prioritised.
I'm purchasing my first flat in Bracebridge Heath with the aid of help to buy. The builders refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not inform my lawyer about this extras as it would jeopardize my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
How do I use the search tool to get a costs illustration from a conveyancing practitioner in Bracebridge Heath on the approved list for my mortgage?
Step one is to pick a mortgage company such as Santander, Virgin Money or Bank of Ireland then type in your location a common one being Bracebridge Heath. Conveyancing practices in Bracebridge Heath and across England and Wales will then be listed.