My aunt passed away 10 months ago and as sole heir and executor I was left the house in Canford Heath. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Yorkshire BS, pay off the mortgage. Is this allowed?
Given you plan to re-mortgage then Yorkshire BS will require that you use a conveyancer on the Yorkshire BS 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 Yorkshire BS 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 Yorkshire BS mortgage is registered as a charge at the Land Registry.
When it comes to lenders such as Yorkshire BS, do Canford Heath solicitors have to pay an annual charge to be on the list of approved solicitors?
We are unaware of any mortgage company fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
I am selling my apartment. I had a double glazing fitted in September 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Yorkshire BS are being difficult. The Canford Heath solicitor who is on the Yorkshire BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My sealed bid on a house in Canford Heath has been agreed to, but there is a chain. The owners have placed an offer on somewhere, but it’s not yet tied up, and have viewings of other apartments in the pipeline. I have chosen a local conveyancing solicitor in Canford Heath. What should be my next step? At what point do I apply for the mortgage with Virgin Money?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of £1k, then survey, Canford Heath conveyancing search fees, etc). The first course of action is to ensure that your lawyer is on the Virgin Money approved list. Concerning the next steps this very much depends on the circumstances of your transaction, motivation for this property and on the state of the market. During a hot market many purchasers will apply for a home loan with Virgin Money and pay for the valuation and only if it comes back ok would they pay their conveyancing practitioner to move forward with searches.
I'm buying my first flat in Canford Heath with a mortgage from Clydesdale. The builders would not reduce the price so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not reveal to my solicitor about this extras as it will affect my loan with Clydesdale. Do I keep my lawyer in the dark?.
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've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Canford Heath is where the house is located. Is there any advice you can impart?
Flying freeholds in Canford Heath are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Canford Heath you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Canford Heath may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am a sole trader planning to take over a lease of an office on a shopping parade. Can you recommend solicitors offering competitive fees for commercial conveyancing in Canford Heath for below 2k?
We can recommend firms who have specialist knowledge of commercial conveyancing in Canford Heath, including the sale and acquisition of businesses as well as simply premises. If you are looking to acquire or sell a shop, pub, restaurant, office, retail unit or a whole business we will find you the right solicitor. As for the charges these will vary based on the structure and complexity of the deal. Please provide us with your contact information or telephone us so that we can supply you with comprehensive commercial conveyancing calculation.
I need to instruct a conveyancing solicitor for my conveyancing in Canford Heath. I've discover a site which appears to be the perfect offering If there is a chance to get all formalities done via phone that would be preferable. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?