It is a dozen years since I bought my house in Lynmouth. Conveyancing solicitors have just been appointed on the sale but I can't track down the title deeds. Will this jeopardise the sale?
You need not be too concerned. Firstly the deeds may be retained by your lender or they could stored with the lawyers who acted in the purchase. Secondly in all probability the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Most conveyancing in Lynmouth relates to registered property but in the rare situation where your property is unregistered it adds to the complexity but is resolvable.
My aunt passed away 10 months ago and as sole heir and executor I was left the property in Lynmouth. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this possible?
Given you intend to re-mortgage then Clydesdale will require that you use a conveyancer on the Clydesdale 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 Clydesdale 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 Clydesdale mortgage is registered as a charge at the Land Registry.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Lynmouth?
There are many recorded licenced Conveyancers in Lynmouth and Solicitor partnerships in Lynmouth who provide Conveyancing services We would stress that the two are regulated professionals specialising in the legal work in the home buying process. Both can conduct associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
I had a mortgage agreed in principle with Santander. Lynmouth conveyancing lawyers were chosen. What is the average time that one could expect to receive a mortgage offer from Santander?
Some lenders take longer than others. Have Santander completed the valuation? Have you advised Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Completion of my purchase has taken place for my property in Lynmouth. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
My wife and I are downsizing from our property in Lynmouth and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any high street Lynmouth lawyer would know this is not the case. It does beg the question why the purchasers used a web based conveyancing firm rather than a conveyancing solicitor in Lynmouth. We have lived in Lynmouth for 5 years we know that this is a non issue. Do we get in touch with our local Authority to get confirmation need.
It would appear that you have a conveyancing lawyer already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
Just had an offer accepted on a new build flat in Lynmouth. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Lynmouth
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I have been on the look out for a ground for flat up to £305k and found one near me in Lynmouth I like with a park and station in the vicinity, the downside is that it only has 51 years on the lease. There is not much else in Lynmouth suitable, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a home loan that many years will likely be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you could request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.