Application Status

Hi Adam, hope you're having a lovely day.

I have been told that the Ordnance report was completed on the 7th November and handed back to the case officer at HMLR. Am I correct in thinking that the process is now at stage 3 where HMLR will carry out the wider checks with adjoining property owners, or is more info needed from the conveyancer?

Also is there a time limit from the date that neighbours have been notified for them to 'come forward' with disputes/etc before the case officer can make their decision? Sorry for the detailed questioning, it just helps me understand the time line and sequencing of those stages. I do appreciate this falls outside of the expedite aspect that was applied to the initial request.

Thanks again for any insight you can provide.

Anna

Hi Anna - the survey report was added to the case on the 10th Nov. It's now back with one of our Lawyers to consider next steps. The wider checks have yet to start but hopefully the survey report matches what's been stated with the application
Those wider checks generally last for 3 weeks.
Make a note to post again in 24/48 hrs and I can check again for an update

Thank you Adam, that's really promising news. As you suggested, I am just checking in to ask if you are now able to see whether the survey matches the info supplied in the initial application and if the status has moved into the 'wider checks' stage? Thanks again! Anna.

Anna - not known as yet. That's the bit we are waiting to see if confirmed and next stages flagged. 

Thanks again Adam. Have the next stages been flagged, can you see? 

Hi Anna - not as yet, no

Hi Adam, has there been an update on the next steps/wider checks going ahead for MAN429169, can you see? Just checking if they need any further info from the conveyancer. Thank you as always.

Hi Anna - no further update as yet as lawyer still considering survey report alongside claim

I'll see if I can get an update from colleagues though re likely timescale re wider checks starting which should be the next stage

Hi Adam, thank you for checking. Oh yes that would be so helpful if we can gain an understanding of when the checks are likely to be underway.

I think we will be best off renewing our mortgage offer at this point so things feel a bit less touch and go for us in the run up to Christmas. But that's our problem, of course, and we again appreciate the checks that need to be completed before a decision is made. 

Thanks again!

Hi Anna - I'm expecting to know more re next stage within a couple of days so those checks should start this week.
I would always recommend on the side of caution so if you can get an extension on the offer or can renew it favourably then I would suggest doing so as we can never be sure what replies we might get re the notifications - you may have a better idea though from what the seller/conveyancer has said re the land itself.

Hi Adam, thanks once again. That's understandable, we would much rather err on the side of caution - on the plus side, mortgage interest rates have dropped on our product!

From what I can gather from hmlr records I purchased, one or two of the other neighbours on that row gained possessory title in similar circumstances (a wild guess but I wonder if the the back garden's fence was built further back into the alleyway many years ago for everyone on that row, effectively adding a bit of extra garden for each house, or maybe just an error in the plan). The current owner has been there 30+ years unaware of this discrepancy. We remain optimistic, but recognise we can't anticipate what responses may come from the notifications.

I appreciate your time, your insight is so helpful.

Thanks,

Anna

 

Anna - all reads positively then and most claims of this nature have a positive outcome in my experience.
It only comes to light when there's a sale so IF there was a major issue that would normally have been a trigger to do something much sooner. So the current application is based on a 'positive' reaction rather than a 'negative' if you get my drift.
Post again in a couple of days and let's see where we are at then

Thanks Adam, any luck or news, today? Best wishes, Anna.

Anna - nothing as yet as still with one of our lawyers to consider the survey report and next steps.
I suspect, based on experience re other similar cases, and where things have not happened as quickly as I suggested 2 days ago, that the wider checks will start early next week.
It might be worth exploring renewing or a new mortgage offer as you suggested although Christmas is still 5 weeks away. 

Thanks Adam, we will do. Any news on the status please? Sorry to badger.

Anna - no news yet, sorry. I'll post again as soon as I can see next steps approval

Anna - I'm expecting the notices to be issued today and the lodging conveyancer will also be notified of what's now happening. 
Such notices have a 3 week life span usually although recipients may respond sooner.

Hi Adam. Thank you very much for this update, that is such good news! We will keep our fingers crossed and hope any responses to the notices are positive.

If the registration is successful, would it be likely that it will be assigned with a possessory title? And also if it is a successful registration, will that take effect quickly enough for us to proceed with organising the house purchase/exchange of contract... or will we need to wait for a period of time before our solicitor can access the updated register and title plan?

Thanks again.

HI Anna - in my experience Possessory title is the most likely of outcomes. Once completed the registered information is available online immediately so next steps can be taken as appropriate.
Notices have been issued to adjoining landowners and their mortgage providers and are timed to expire on 27th Dec. If positive or No replies received then registration will most likely complete after that date. How soon after will very much depend on available resource as well as final decisions as appropriate.
You won't need me to comment that the seasonal period can always impact on timescales although I should stress that from a HMLR perspective we don't 'close' so things can and do keep moving as quickly as possible.
And we don't chase or hassle recipients re the wider checks so the ball is now firmly in their respective courts 

 

Thanks Adam for your updates, that is very helpful - 

I am signed up to property alerts and just received the below. Is this relating to the notice HMLR issued or do you have visibility of what this might be?

Thank you

Anna

- - - - - - - - 

Property Alert reference: 4057904

There has been activity on the following property for which you have requested a Property Alert notification.

Property address: 58 Broadhurst Street, Stockport (SK3 8DT)

Title number: CH69669

The activity details are:-

Application lodged by HULL DISTRICT LAND REGISTRY

On: 11.Dec.2023 At: 10:43:52

Customer reference: MAN389595

HM Land Registry reference: R111XFT