It is is a decade since I bought my home in Benson. Conveyancing solicitors have recently been appointed on the sale but I can't track down the deeds. Is this a major issue?
Don’t worry too much. Firstly the deeds may be with the lender or they may be in the possession of the conveyancers who acted in the purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Almost all conveyancing in Benson involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.
My fiance and I wish to acquire a newbuild apartment in Benson with a mortgage from Halifax.We like our Benson conveyancing lawyer but Halifax informed us her practice is not on their "panel". We have to appoint a Halifax panel lawyer or keep our preferred solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that Halifax use our lawyer?
Unfortunately,no. The home loan issued to you is subject to its terms and conditions, one of which will be that conveyancers needs to be on the Halifax approved list. Until recently, most banks had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Halifax
How does conveyancing in Benson differ for newly converted properties?
Most buyers of new build property in Benson come to us having been asked by the builder to sign contracts and commit to the purchase even before the residence is constructed. This is because developers in Benson tend to buy the real estate, 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 conveyancing solicitors 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 Benson 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 a fortnight ago in what should have been a straight forward, chain free conveyancing. Benson is the location of the property. Can you shed any light on this issue?
Flying freeholds in Benson are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Benson you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Benson may decide 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 property.
How do I identify a Benson law firm on the HSBC Bank conveyancing panel? I drive a motor bike and am willing to travel upto 10kilometers to meet the conveyancer.
Feel free to make use of the facility on this page. Please select a lender and your location and you will see a number of Benson conveyancing lawyers located nearest you. We have listed some Benson conveyancing firms towards the end of this page and you can contact them to check whether they are on the HSBC Bank member panel