My fiance and I are hoping to acquire a home in Bamburgh and have instructed a Bamburgh conveyancing practice. Within the past 48 hours our conveyancer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Aldermore have this afternoon contacted us to advise us that they have now hit a problem as our Bamburgh lawyer is not on their approved list of lawyers. What do we do from here?
If you are buying a property requiring a mortgage it is usual for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Bamburgh lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
My uncle passed away last year and as sole heir and executor I was left the house in Bamburgh. The house had a small mortgage left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this possible?
If you intend to refinance then Kent Reliance will require that you use a conveyancer on the Kent Reliance 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 Kent Reliance 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 Kent Reliance mortgage is registered as a charge at the Land Registry.
I have todayfound out that Wolstenholmes have closed. They conducted my conveyancing in Bamburgh for a purchase of a freehold house 18 months ago. How can I check that my home is in my name in the name of the previous owner?
The easiest way to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bamburgh conveyancing specialists.
I am purchasing a new build house in Bamburgh with a mortgage from Godiva Mortgages Ltd. The builders would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative advised me not disclose to my lawyer about the side-deal as it will put at risk my loan with Godiva Mortgages Ltd. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am a sole trader intending to lease a unit on a shopping parade. Can you recommend solicitors offering no-move-no costs for commercial conveyancing in Bamburgh for below £1,200?
We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Bamburgh, including the sale and purchase of businesses as well as simply property. If you are hoping to buy or dispose of a shop, pub, restaurant, office, retail unit or a complete business we can find you the right solicitor. Regarding the fees these will vary based on the structure and heads of terms of the proposed transaction. Let us have your details or telephone us so that we can provide you with a fixed commercial conveyancing quote.
If instructed can a conveyancer remove someone from the title of my property in Bamburgh ?
Subtracting or adding someone to the title of your property is relatively straightforward. You’ll need to appoint a solicitor to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a lawyer