I can't travel far from Bramhall. I would like to know the reason why all Bramhall conveyancers are not on all lender panels?
Mortgage companies highlight the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud annually.The dismissal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its outcome included recommendations for lending institutions to review their conveyancing panels, which triggered a major policy change in the sector. It led to mortgage companies purging less reputable firms from their official list of approved conveyancing practitioners .
It is a dozen years since I bought my house in Bramhall. Conveyancing lawyers have now been retained on the sale but I can't track down the title deeds. Will this jeopardise the sale?
You need not be too concerned. Firstly the deeds may be retained by the mortgage company or they could stored with the conveyancers who oversaw the purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Almost all conveyancing in Bramhall relates to registered property but in the rare situation where your property is not registered it is more of a problem but is resolvable.
A relative advised me that in buying a property in Bramhall there may be various restrictions affecting the ability to carry out external alterations to a property. Is this right?
There are a number of properties in Bramhall which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Bramhall should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My conveyancer has informed me that defective lease insurance is required on my purchase. What is the level of cover for Bramhall conveyancing?
The right level of defective lease indemnity insurance depends on your lender. It would differ for example between Yorkshire Building Society and Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such insurances.
We expect to receive a DIP from Coventry BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any Bramhall solicitors on the Coventry BS conveyancing panel, or is it better to go independently?
You will need to appoint Bramhall solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
What does a local search reveal regarding the house I am buying in Bramhall?
Bramhall conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company such as Xpress Legal The local search is essential in every Bramhall conveyancing purchase; as long as you don’t want any nasty surprises after you move into your new home. The search should provide data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.
Are there restrictive covenants that are commonly picked up during conveyancing in Bramhall?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Bramhall. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’