I happen to be the single beneficiary of my late grandmother’s will and I have everything in my name now, including the house in Birkenshaw. Conveyancing formalities meant that the Land Registry date was in September. I now wish to sell up. I do know about the CML 6 month 'rule', meaning my property ownership will be regarded the same way as if I'd bought the house in September. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. Some banks would take a practical view as this obligation is principally there to pick up on subsales or the wholesaling and assigning of properties.
Can I be sure that the Birkenshaw conveyancing solicitor on the Coventry BS panel is any good?
When it comes to conveyancing in Birkenshaw getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer carrying out your conveyancing.
Our sealed bid on a house in Birkenshaw has been accepted, the owners do however have a tied purchase. The sellers have put an offer on on an apartment, however it’s not yet tied up, and are looking at other apartments in the pipeline. I have instructed a local conveyancing solicitor in Birkenshaw. What should be my next step? At what point do I apply for the mortgage with Lloyds?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs too early (home loan application is approx one thousand pounds, then valuation, Birkenshaw conveyancing search charges, etc). First, you should check that your property lawyer is on the Lloyds conveyancing panel. Concerning the subsequent steps this very much depends on the specifics of your transaction, motivation for the property and on the state of the market. In a rising market some purchasers would apply for the mortgage with Lloyds and arrange for the valuation and only if it comes back ok would they ask their property lawyer to proceed with the conveyancing in Birkenshaw.
It has been 2 months since my purchase conveyancing in Birkenshaw completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I opted to have a survey done on a property in Birkenshaw in advance of retaining lawyers. I have been told that there is a flying freehold aspect to the property. My surveyor has said that some mortgage companies will not issue a mortgage on a flying freehold house.
It depends who your proposed lender is. HSBC has different requirements from Halifax. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Birkenshaw. Conveyancing will be smoother if you use a solicitor in Birkenshaw especially if they are accustomed to such properties in Birkenshaw.
I'm remortgaging my primary house to a buy to let mortgage with Bank of Scotland and intend to use the remaining equity as a deposit on another property. The area we are talking about is Birkenshaw. Will your solicitors be able to act for both sets of lenders and tie in the transactions?
Do use our comparison tool on this site to be sure that the solicitors are approved by both banks. Having checked that they are the solicitor will be able to tie up the two deals but you should have a chat with you conveyancer and communicate your expectations and requirements.
We're novice buyers - had an offer accepted, but the property agent told us that the vendor will only proceed if we instruct the agent's preferred conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a local solicitor used to conveyancing in Birkenshaw
It is unlikely the sellers are behind this. If they desire ‘a quick sale', alienating a serious purchaser is likely to cause more damage than good. Try to communicate with the vendors directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)however you are going to appoint your preferred Birkenshaw conveyancing firm - not the ones that will earn their negotiator at the agency a introducer fee or hit his conveyancing figures pre-set by HQ.
I am an executor of my recently deceased aunt’s Will, with a house in Birkenshaw which is to be marketed. The bungalow is unregistered at HMLR and I'm advised that many EAs will insist that it is completed before they'll move forward. What's the mechanism for this?
In the circumstances you refer to it seems advisable to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.