It is a dozen years since I acquired my home in Bishops Castle. Conveyancing solicitors have just been appointed on the sale but I can't find the title documents. Will this cause complications?
Don’t worry too much. Firstly there is a chance that the deeds will be retained by the mortgage company or they could be archived with the lawyers who acted in the purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. Most conveyancing in Bishops Castle relates to registered property but in the unlikely event that your property is not registered it is more tricky but is resolvable.
My bank has suggested a law firm on their panel based in Bishops Castle but I would rather instruct a conveyancing lawyer in Bishops Castle local to me. Can you assist?
Not all Bishops Castle conveyancing practitioners are approved and listed on all banks conveyancing panel. Do make the most of the above find an approved solicitor tool to identify a Bishops Castle conveyancing solicitor on the on the bank panel.
We are buying a 3 bedroom semi in Bishops Castle. We would like to an extension at the rear at the house.Will legal conveyancing on the property include enquiries to determine if these alterations are allowed?
Your conveyancer will review the registered title as conveyancing in Bishops Castle will occasionally reveal restrictions in the title deeds which prevent categories of changes or require the permission of another owner. Many extensions need local authority planning permissions and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Bishops Castle solicitor on the Kent Reliance panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Bishops Castle building society branch on a couple of occasions and was reassured it wasn't an issue and they will lend. My Bishops Castle conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend based on their published requirements. I simply don't know who is right.
Provided that the solicitor is on the lender approved list, they must adhere to the Council of Mortgage Lenders’ Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am buying a property and the solicitor has referenced Chancel Repair to which the property may be liable given it’s proximity to the area of such a church. She has mentioned insurance. Is this strictly necessary for conveyancing in Bishops Castle
Unless a previous purchase of the house took place after 12 October 2013 you can take it that lawyers conducting conveyancing in Bishops Castle to remain encouraging a chancel search and or chancel repair liability policy.
Despite weeks of looking the Title Certificate and documents to my home are lost. The solicitors who did the conveyancing in Bishops Castle 10 years ago no longer exist. What are my options?
These day there are copies made of almost everything, and your lawyer should be aware precisely where to look for all the appropriate paperwork so you may purchase or dispose of your house without any difficulty. If duplicates can’t be located, your solicitor can put in place insurance or indemnities against possible claims on your property.
Living abroad I am unable to be present at my Bishops Castle conveyancing lawyers office to sign documents connected to my conveyancing in Bishops Castle – is this a problem?
No. Bishops Castle conveyancing solicitors can conduct conveyancing transactions for clients wider afield. You are unlikely to be required to visit a Bishops Castle conveyancers office. They can handle everything via post, email, telephone and fax.