My lawyer has identified a defect with the lease for the property we are buying in Fenny Stratford. The other side have suggested title insurance as a workaround. We are happy with insurance and will cover the costs. Our conveyancer has advised that he must ensure that the bank is willing to move forward with this solution. Are we the client or is the bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancer will have no choice but to discontinue acting for you.
It is a dozen years since I acquired my property in Fenny Stratford. Conveyancing lawyers have now been instructed on the sale but I am unable to track down my deeds. Will this cause complications?
Don’t worry too much. Firstly there is a possibility that the deeds will be with your mortgage company or they could still be with the conveyancers who acted in your purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring current official copies of the land registers. The vast majority of conveyancing in Fenny Stratford relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
I am purchasing a detached bungalow in Fenny Stratford. The intention is to convert the garage to a playroom at the house.Will the conveyancing process include enquiries to see if these alterations are permitted?
Your solicitor should check the registered title as conveyancing in Fenny Stratford will occasionally reveal restrictions in the title deeds which prohibit certain alterations or need the consent of another owner. Some extensions require local authority planning permissions and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these issues with a surveyor prior to committing yourself to a purchase.
We had instructed conveyancers located in Fenny Stratford on the Santander solicitor approved list. They are now charging me a further amount for the legal aspects of the Santander mortgage. Is this a supplemental conveyancing fee specified by Santander?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your conveyancer can levy a fee for this. This fee is not set by Santander but by your Fenny Stratford conveyancing practitioner. Numerous firms on the Santander panel will levy an ‘acting for lender’ fee but many firms incorporate it on their overall fee.
How can we know in advance if a Fenny Stratford conveyancing solicitor on the Co-operative panel is any good?
When it comes to conveyancing in Fenny Stratford getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer carrying out your transaction.
I decided to have a survey completed on a property in Fenny Stratford in advance of retaining conveyancers. I have been informed that there is a flying freehold element to the property. My surveyor advised that some lenders will refuse to give a loan on this type of home.
It varies from the lender to lender. Santander has different instructions for example to Halifax. If you contact us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Fenny Stratford. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Fenny Stratford to see if the conveyancing costs will increase in light of this.
I have been sourcing a conveyancing practitioner in Fenny Stratford for my house move. Is it possible to see a firm’s record with the profession’s regulator?
You may search for documented Solicitor Regulator Association (SRA) decisions arising from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. For records Pre 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA may recorded telephone calls for training requirements.