My partner and I are planning to buy a house in Ravensthorpe and are in fact using a Ravensthorpe conveyancing practice. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Birmingham Midshires have this evening contacted us to inform me that there is now an issue as our Ravensthorpe lawyer is not on their approved list of lawyers. What do we do from here?
If you are buying a property requiring a mortgage it is standard for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Ravensthorpe solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
It is 10 years ago since I purchased my house in Ravensthorpe. Conveyancing lawyers have now been appointed on the sale but I am unable to find my deeds. Is this a major issue?
Don’t worry too much. Firstly there is a possibility that the deeds will be retained by the lender or they could still be with the lawyers who acted in your purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring up to date copy of the land registers. Most conveyancing in Ravensthorpe relates to registered property but in the rare situation where your property is not registered it is more of a problem but is not insurmountable.
Do commercial conveyancing searches disclose proposed roadworks that could impact a commercial estate in Ravensthorpe?
Many commercial conveyancing solicitors in Ravensthorpe will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Ravensthorpe. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ravensthorpe.
For every commercial conveyancing transaction in Ravensthorpe it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Ravensthorpe commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Ravensthorpe.
My wife and I own a terraced Victorian property in Ravensthorpe. Conveyancing lawyer acted for me and Britannia. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold under the matching property. I'd like to know for sure, how can I find out??
You need to review 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 Ravensthorpe and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with your conveyancing solicitor who completed the work.
There are plenty of houses in Ravensthorpe on unadopted roads. I am purchasing one such house. Are there any advantages to purchasing a residence on a private road?
Ravensthorpe conveyancing firms are familiar with conveyancing homeson private. Your property lawyer will investigate Land Registry data to identify any rights or liabilities. It is possible that there is a residents association that residents pay into to maintain the road. Where there is one, the road will likely be maintained and appear nicer than council owned.