I am getting a mortgage offer from Lloyds. I would like to employ the services of a Licensed Conveyancer in Colerne. Does the Lloyds Conveyancing panel include conveyancers regulated by the CLC?
The Lloyds approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
Can you help? My Colerne lawyer is assuring me that she is duty bound toconduct Colerne conveyancing searches asthe firm are on the Santandersolicitor panel. Do I not have any say here?
You have limited options available to you. As you are obtaining a home loan with a bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Colerne conveyancing searches.
My grandmother passed away 10 months ago and as sole heir and executor I was left the property in Colerne. The house had a small mortgage left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this possible?
If you plan 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've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. Colerne is the location of the property. Can you shed any light on this issue?
Flying freeholds in Colerne are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Colerne you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Colerne may determine 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 premises.
Am I right to be concerned by 3rd parties that I am dealing with are suggesting a factory type conveyancing firm rather than a High Street Colerne conveyancing firm?
As is the case with lots of service providers, often suggestions from connections can be very helpful. Yet there are lots of players in a conveyancing deal; estate agents, financial adviser and banks might all suggest lawyers to instruct. Sometimes these solicitors might be known to one of the organisations as experts in their field, but occasionally there is an underlying commercial relationship behind the recommendation. You are free to choose your preferred conveyancer. However, bear in mind that the majority of banks specify a panel list of solicitors you must use for the lender aspect of your conveyancing.
Is there an average legal costs for conveyancing in Colerne?
The average fee last year for conveyancing in Colerne was just under one thousand five hundred pounds excluding SDLT and Land Registry fees.