My uncle passed away six months ago and as sole heir and executor I was left the house in Dawley and Lawley. The house had a relatively small loan remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Leeds Building Society, pay off the mortgage. Is this allowed?
Given you plan to refinance then Leeds Building Society will require that you use a conveyancer on the Leeds Building Society 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 Leeds Building Society 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 Leeds Building Society mortgage is registered as a charge at the Land Registry.
I have paid off my mortgage with HSBC. I assume I don't need a Dawley and Lawley solicitor on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
It is unclear whether my lender requires a lease extension. I have called into my local Dawley and Lawley building society branch on various occasions and was told they are content with the situation and they would lend. My Dawley and Lawley conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend in accordance with their published requirements. Who do I believe?
Provided that the lawyer is on the mortgage company approved list, she or he must adhere to the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I recently had an offer accepted on a house in Dawley and Lawley. My financial adviser recommended their conveyancers. I paid an advanced payment of £225. A couple of days later, the property lawyer called me embarrassingly acknowledging that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have been on the look out for a ground for flat up to £235,500 and found one close by in Dawley and Lawley I like with open areas and railway links nearby, however it only has 49 years on the lease. I can't really find anything else in Dawley and Lawley suitable, so just wondered if I would be making a grave error acquiring a short lease?
Should you need a home loan the remaining unexpired lease term will be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least twenty four months you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
Taking into account that I will soon part with over three hundred thousand on a house in Dawley and Lawley I would like to talk to a solicitor about myhouse move in advance of appointing the firm. Is this something that you can arrange?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer due to be carrying out your conveyancing in Dawley and Lawley.There is no ‘factory style conveyancing’ - each client is unique individual, not a matter reference. The solicitors that we put you in touch with believe that the fees you are quoted for your conveyancing in Dawley and Lawley should be the figure that you are charged.
I am 14 days into a residential purchase having been directed to solicitors by the high street agent to carry out the conveyancing in Dawley and Lawley. I am am extremely dissatisfied with the quality of service. Can you you assist me in finding new solicitors?
They would have to be very bad in order to consider replacing them. Has your loan offer been issued? In the event that it has you must inform them of the new contact details and ensure the loan are re-sent. Your new conveyancer should be on the mortgage company approved list to avoid escalating charges and complications. So that should be your first question of the new solicitors. The search tool should help you find a bank approved solicitor for your conveyancing in Dawley and Lawley
Been reading online that Dawley and Lawley solicitors are more expensive than Dawley and Lawley conveyancers in Dawley and Lawley to use when purchasing a house. So is it better if I use a conveyancer or a solicitor if I am buying for my home move in Dawley and Lawley.
When it comes to conveyancing in Dawley and Lawley the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.