I have given 2 months notice to my current landlord and must be out of my let out property in Beckermet by the end of next month. Conveyancing for my house purchase is progressing. Can I complete in 5 weeks as don't want to have to move into short term accommodation?
Generally one should not provide notice on a rental unless you have exchanged. Assuming that you have not previously done so, update to your lawyer and urge them to they apply pressure on the other side, try to get a realistic time scale from them that all parties will aim towards
My grandmother passed away six months ago and as sole heir and executor I was left the property in Beckermet. The house had a small mortgage remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this allowed?
If you plan to re-mortgage then Santander will insist on your using a conveyancer on the Santander 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 Santander 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 Santander mortgage is registered as a charge at the Land Registry.
Will our conveyancer be raising questions about flooding during the conveyancing in Beckermet.
Flooding is a growing risk for lawyers carrying out conveyancing in Beckermet. There are those who acquire a house in Beckermet, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to give advice on flood risk, but there are a number of checks that may be carried out by the buyer or by their solicitors which should give them a better appreciation of the risks in Beckermet. The conventional set of information sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the owner to find out whether the premises has ever been flooded. If the premises has been flooded in past and is not revealed by the seller, then a purchaser could commence a legal claim for losses resulting from an misleading answer. A buyer’s conveyancers should also conduct an environmental search. This will indicate whether there is a recorded flood risk. If so, further inquiries should be conducted.
Despite weeks of looking the Title Certificate and documents to my house are lost. The conveyancers who did the conveyancing in Beckermet 4 years ago no longer exist. Will I be able to sell the house?
You no longer need to hold title official documentation to prove you own the land or premises, as the Land Registry hold details of all registered land or property electronically.
How does conveyancing in Beckermet differ for newly converted properties?
Most buyers of new build premises in Beckermet approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is completed. This is because developers in Beckermet tend to buy the real estate, 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 accustomed to new build conveyancing in Beckermet or who has acted in the same development.
I am looking for a conveyancing practitioner in Beckermet for my home move. Is it possible to check a solicitor's complaints history with the profession’s regulator?
Anyone can see documented Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training requirements.