My aunt passed away six months ago and as sole heir and executor I was left the house in Booker. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this possible?
Where you plan to refinance then HSBC will require that you use a conveyancer on the HSBC 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 HSBC 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 HSBC mortgage is registered as a charge at the Land Registry.
We are buying a property in Booker. It might be a silly question but how we can trust a lawyer? At some point we will need to deposit funds into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Is it the case that all Booker CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing list of approved practices?
It is true that some lenders now use CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
Our offer on a house in Booker has been agreed to, but there is a chain. The vendors have offered on a flat, however it’s not been accepted yet, and are looking at other properties booked. I have selected a bricks and mortar conveyancing solicitor in Booker. What do I do now? When do I get the mortgage application with Skipton started?
It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then survey, Booker conveyancing search fees, etc). The first course of action is to check that your solicitor is on the Skipton conveyancing panel. Concerning the next stages this very much depends on the specifics of your transaction, attraction to the property and on the state of the market. In a hot market many buyers will apply for the mortgage with Skipton and pay for the valuation and only if it comes back ok would they ask their solicitor to move forward with searches.
I'm buying a new build house in Booker with the aid of help to buy. The developers would not budge the amount so I negotiated five thousand pounds worth of extras instead. The property agent told me not reveal to my lawyer about this deal as it would impact my loan with Godiva Mortgages Ltd. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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 decided to have a survey completed on a property in Booker in advance of appointing lawyers. I have been informed that there is a flying freehold overhang to the house. Our surveyor has said that some banks tend not issue a loan on this type of property.
It depends who your proposed lender is. Lloyds has different instructions 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 accustomed to dealing with flying freeholds in Booker. Conveyancing may be slightly more expensive based on your lender's requirements.
I am a couple of weeks into a freehold purchase having been recommend to conveyancers by the high street agent to execute conveyancing in Booker. We are not happy. Could you help me find new conveyancers?
A lawyer would have to be really bad to suggest changing them. Has the mortgage been sent? If so you must inform them of the new contact details and have the mortgage documents are re-sent. Your new conveyancer needs to be on the banks panel to avoid added expenses and complications. That should be your first question of the new lawyers. Our find a solicitor tool will assist you in finding a bank approved lawyer for your home move in Booker
Can you offer any advice when it comes to choosing a Booker conveyancing practice to carry out our lease extension conveyancing?
When appointing a property lawyer for your lease extension (regardless if they are a Booker conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of work. We advise that you talk with several firms including non Booker conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be helpful:
-
How many lease extensions have they carried out in Booker in the last twenty four months? How experienced is the firm with lease extension legislation?
Leasehold Conveyancing in Booker - A selection of Questions you should consider before Purchasing
-
Who is in charge of the block? How many years are left on the lease? Where a Booker lease has fewer than eighty years it will impact the value of the apartment. Check with your lender that they are willing to lend given the lease term. Leases with less than 80 years remaining means that you will probably have to extend the lease sooner rather than later and it is worth finding out how much this would cost. Remember, in most cases you will be be obliged to have been the owner of the property for 24 months before you are entitled to extend the lease.