I'm at the point of viewing apartments in Feltwell and I am about to put in an offer. Should I already have a property lawyer in place at this point? I intend to finance via a home loan with Bank of Ireland.
You should start obtaining conveyancing quotes 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 forward their details on to the EA. Given that you are seeking a mortgage with Bank of Ireland, make sure you remember to check that your lawyer is on the Bank of Ireland conveyancing panel.
After weeks of negotiation I have agreed a price on a house in Feltwell. My financial adviser suggested a lawyer. I paid an upfront payment of £175. A few days later, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Feltwell solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Feltwell postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Feltwell.
I need some fast conveyancing in Feltwell as I have pressure to sign on the dotted line in less than 3 weeks. Thankfully I do not need a mortgage. Can I escape the need for conveyancing searches to save money and time?
As you are not getting a home loan you are at free not to have searches conducted although no conveyancer would recommend that you don't. With lots of history conveyancing in Feltwell the following are instances of what can be revealed and adversely impact the marketability of the property: Enforcement Actions, Outstanding Fees, Outstanding Grants, Road Schemes,...
My wife and I own a terraced Georgian property in Feltwell. Conveyancing lawyer acted for me and Godiva Mortgages Ltd. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold under the matching property. Is it worth asking Godiva Mortgages Ltd to clarify?
You need to read the Freehold register you have again and check the Charges Register for 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 Feltwell and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with the conveyancing solicitor who conducted the purchase.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Feltwell is where the house is located. Can you shed any light on this issue?
Flying freeholds in Feltwell are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Feltwell you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Feltwell may determine 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.
If instructed can a conveyancer remove a name from the title of my home in Feltwell ?
Removing or adding someone to the title of your home is relatively straightforward. You’ll need to appoint a lawyer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a property lawyer