I hired a high street firm for my conveyancing in Bromsgrove recently. Reviewing the Terms I seeI am on the hook for fees even if the dealfalls through. Should I ditch them and select an on-line solicitor practice promising no completion no cost conveyancing in Bromsgrove?
Generally there is a concession along the lines that if "No Completion No Fee" is available then the fee levels will generally be uplifted to counteract the cases that abort. Also remember that such schemes generally do not protect you from outlay such your Bromsgrove conveyancing search expenses.
My aunt passed away 10 months ago and as sole heir and executor I was left the house in Bromsgrove. 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 Nationwide, pay off the mortgage. Is this possible?
Where you plan to refinance then Nationwide will require that you use a conveyancer on the Nationwide 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 Nationwide 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 Nationwide mortgage is registered as a charge at the Land Registry.
Various web forums that I have frequented warn that are a common reason for obstruction in Bromsgrove conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays in the conveyancing process. Searches are not likely to be the root cause of delay in conveyancing in Bromsgrove.
My wife and I purchased a renovated Victorian property in Bromsgrove. Conveyancing solicitor represented me and Aldermore. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the exact same address. Is it worth asking Aldermore to clarify?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bromsgrove and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with your conveyancing lawyer who conducted the conveyancing.
I opted to have a survey completed on a house in Bromsgrove in advance of appointing conveyancers. I have been told that there is a flying freehold element to the house. Our surveyor advised that some banks tend not issue a loan on a flying freehold house.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Nationwide. If you call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Bromsgrove. Conveyancing will be smoother if you use a solicitor in Bromsgrove especially if they are familiar with such properties in Bromsgrove.
We are a fortnight into a residential purchase having been referred to conveyancers by the local agent to do our conveyancing in Bromsgrove. We are not happy. Can you help me find new solicitors?
A solicitor would need to be very bad in order to consider changing them. Has the loan offer been issued? In the event that it has you will need to advise them of the new conveyancer and get the offer are issued to the new lawyers. Your new conveyancer should be on the lenders panel to avoid added fees and frustration. That should be your starting point. Our search tool can assist you in finding a bank approved solicitor for your conveyancing in Bromsgrove