It is a dozen years since I purchased my property in Hurst. Conveyancing solicitors have now been retained on the sale but I can't track down my title documents. Will this jeopardise the sale?
You need not be too concerned. Firstly there is a possibility that the deeds will be retained by the lender or they could be archived with the lawyers who acted in your purchase. Secondly in most cases the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring up to date copy of the land registers. The vast majority of conveyancing in Hurst involves registered property but in the unlikely event that your home is unregistered it is more problematic but is not insurmountable.
Can I be sure that the Hurst conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Hurst getting recommendations is a good 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 advertising the lowest fees. We would always advise that you speak with the lawyer carrying out your conveyancing.
Intending to buy a house in Hurst. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Hurst solicitor is on the Coventry BS conveyancing panel.
My offer was accepted on an apartment in Hurst on 24/10/2024, valuation was booked 3 days later, all came back fine. Property lawyer appointed, so all that was missing was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Are RBS entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
How does conveyancing in Hurst differ for newly converted properties?
Most buyers of new build or newly converted property in Hurst come to us having been asked by the seller to sign contracts and commit to the purchase even before the property is ready to move into. This is because new home sellers in Hurst usually buy the land, 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 Hurst or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Hurst is where the house is located. Can you offer any assistance?
Flying freeholds in Hurst are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hurst you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hurst may ascertain 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 premises.
Should I go with a Hurst conveyancing practitioner who is local to the property I am buying? I have an old university friend who can handle the legal work however her office is 200miles away.
The primary upside of using a high street Hurst conveyancing practice is that you can visit the firm to sign paperwork, present your ID and pester them if necessary. They will also have local knowledge which is a bonus. However it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and on the whole were happy that should trump using an unknown Hurst conveyancing lawyer solely due to them being Hurst based.