What is the difference between a licensed conveyancer and conveyancing solicitor in Knotty Ash
There are two types of lawyers who can do conveyancing in Knotty Ash namely licenced conveyancers or solicitors. Both professionals provide the legal services that required to complete the sale or purchase of property. They are both required to handle Knotty Ash conveyancing on similar standards and guidelines so you can be sure that your conveyancing will be properly conducted and that the necessary procedures will be accurately adhered to.
My conveyancer has informed me that chancel insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Knotty Ash?
The right level of chancel indemnity insurance should be dictated by who who your lender is. It would differ for example between Birmingham Midshires and Barnsley Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.
I am the single recipient of my late mum's will and I have everything in my name now, including the my former home in Knotty Ash. The Knotty Ash property was put into my name in January. I want to move. I do know about the CML six month 'rule', which means that my property ownership could be treated the same way as though I had purchased the property in January. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. many banks would take a sensible view as this clause principally exists to capture the purchase and immediately sell or the flipping of properties.
I completed on my apartment on 5 November and the transaction details is yet to be registered. Need I be worried? My conveyancing solicitor in Knotty Ash expressed confidence that it would be formalised inside ten days. Are transfers in Knotty Ash particularly slow to register?
As far as conveyancing in Knotty Ash registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can vary depending on the party submitting the application, whether there are errors and if the Land registry communicate with any interested parties. As of today in the region of three quarters of submission are fully addressed within 12 days but occasionally there can be protracted delays. Historically registration occurs after the buyer has moved in to the premises therefore registration formalities is not typically an essential issue yet where there is a degree of urgency associated with the registration then you or your lawyers could communicate with the Registry to express the reasoning for the application to be prioritised.
Due to the guidance of my in-laws I had a survey completed on a house in Knotty Ash in advance of retaining lawyers. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some lenders tend refuse to grant a loan on such a premises.
It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. If you e-mail us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Knotty Ash. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Knotty Ash to see if the conveyancing will be more expensive.
In my capacity as executor for the estate of my father I am disposing of a property in Monmouth but I am based in Knotty Ash. My solicitor (based 200 kilometers from merequires that I sign a statutory declaration prior to completion. Could you suggest a conveyancing solicitor in Knotty Ash who can witness this legal document for me?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will do regardless of whether they are located in Knotty Ash
Our lawyer in Knotty Ash has identified a a problem with the lease for the flat we are buying in Knotty Ash. The seller’s lawyers have suggested title insurance as a solution. We are happy with insurance and will pay for it. Our lawyer says that as he is on the bank conveyancing panel he must be satisfied that the lender is happy with this solution. Who is the client here, us or the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. A precondition to being on the lender approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the bank 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 lawyer will have no choice but to discontinue acting for you.