I am the single recipient of my late grandmother’s will with all property in now in my sole name, including the house in Brownhills. The Brownhills property was put into my name in November. I now wish to sell up. I do know about the CML 6 month 'rule', which means that my proprietorship will be regarded the same way as if I'd bought the house in November. Will no one buy the property for half a year?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. Some mortgage companies would take a pragmatic view as this clause is principally there to capture subsales or the flipping of properties.
We have a mortgage agreed in principle with Bank of Ireland. Brownhills conveyancing lawyers are chosen. What is the average time that one could expect to receive a mortgage offer from Bank of Ireland?
There is no definitive answer here. Have Bank of Ireland done the valuation? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Clydesdale have agreed my mortgage in principle, my bid on a property in Brownhills has been accepted, what are the next steps?
Your property agent will need to be advised as to your conveyancing practitioner's details (ensure that the solicitors are on the bank’s approved list). Contact Clydesdale or the broker and finish off any appropriate paperwork. Clydesdale will instruct a valuer who will get in contact with the estate agent or seller to schedule an appointment. Once conducted (assuming no problems) it takes on average a week for the mortgage offer to be issued. Clydesdale will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Brownhills.
The deeds to our home can not be found. The lawyers who did the conveyancing in Brownhills 4 years ago are no longer around. What do I do?
In today’s world there are copies made of almost everything, and your lawyer should be aware precisely where to look for all the suitable documentation so you can buy or dispose of your property without any difficulty. Where duplicates can’t be found, your lawyer may be able to put in place insurance or indemnities against future claims on the premises.
How does conveyancing in Brownhills differ for newly converted properties?
Most buyers of new build residence in Brownhills contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is constructed. This is because builders in Brownhills typically buy the site, 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 Brownhills or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Brownhills is the location of the property. Can you offer any guidance?
Flying freeholds in Brownhills are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Brownhills 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 Brownhills 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 my capacity as executor for the estate of my aunt I am selling a residence in Neath but I am based in Brownhills. My conveyancer (based 200 kilometers from merequires that I sign a stat dec ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Brownhills to witness and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are Brownhills based