My grandfather passed away last year and as sole heir and executor I was left the property in Blackwell. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Nottingham, pay off the mortgage. Is this allowed?
Given you intend to refinance then Nottingham will insist on your using a conveyancer on the Nottingham conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Nottingham conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Nottingham mortgage is registered as a charge at the Land Registry.
Forgive me if this question is silly but I am new to the house moving as a 1st time purchaser of a garden flat in Blackwell. Do I pick up the keys to the house on completion from my conveyancer? If this is the case, I will appoint a High Street conveyancing solicitor in Blackwell?
On the day of completion you do not need to go to the conveyancers office in Blackwell. Your solicitors will electronically transfer the completion advance to the vendor’s lawyers, and once they have received this, you will be able to pick up the keys from the selling Agents and start moving into the property. Usually this occurs early afternoon.
We previously instructed conveyancing lawyers with offices in Blackwell on the Nottingham solicitor panel. They have just billed me a separate charge for the legal aspects of the Nottingham mortgage. Is this a supplemental conveyancing fee specified by Nottingham?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your lawyer may charge a fee for this. The charge is not set by Nottingham but by your Blackwell property lawyer. Some firms on the Nottingham panel will charge an ‘acting for lender’ fee and others do not.
My husband and I have organised the release of further monies on our mortgage from Lloyds as we intend to carry out renovations to our house in Blackwell. Are we obliged to select a high street Blackwell solicitor on the Lloyds conveyancing panel to deal with the paperwork?
Lloyds don't usually instruct firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds list.
I used Arc property Solicitors several years ago for my conveyancing in Blackwell. Now, I need my files but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Blackwell of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Blackwell differ for newly converted properties?
Most buyers of new build property in Blackwell approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is completed. This is because developers in Blackwell tend to purchase the site, 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 Blackwell or who has acted in the same development.
I decided to have a survey done on a property in Blackwell prior to instructing lawyers. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some lenders will not grant a loan on this type of property.
It varies from the lender to lender. Santander has different requirements for example to Halifax. If you e-mail us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Blackwell. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Blackwell to see if the conveyancing will be more expensive.
Much to my surprise my property lawyer in Blackwell has informed me that he requires personal identification documents asserting that this forms part of his requirements as a solicitor on the lender Conveyancing panel. Can this be correct?
Anti-terror and anti-money-laundering rules require Blackwell conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Client Care letter that you need to sign will no doubt confirm this. Your lawyer is right that the mortgage company also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the bank's UK Finance Lenders’ Handbook requirements