Unfortunately I am unable to travel far from Crewe. Is there a reason why all Crewe conveyancing practitioners aren't included on all bank panels?
Banks normally restrict either the nature or volume of conveyancing firms on their approved list of lawyers. Typical examples of such restriction(s) being that a firm is required to have two or more partners. In addition to restricting the structure of firm, some banks such as HSBC made a decision to reduce the size of their panel they allow to represent them. You should note that mortgage companies have no accountability for the accuracy of conveyancing given by any Crewe lawyer on their approved list. Mortgage fraud was a key driver in the culling of conveyancing panels in the last decade even though there are differing opinions about whether solicitors sat at the center of that fraud. Statistics published by HMLR exposes that thousands of conveyancing organisations only transact less than three conveyances annually. Those supporting conveyancing panel culls ask why conveyancing firms should have claim to remain on a lender panel when clearly property law is not their speciality?
My aunt passed away six months ago and as sole heir and executor I was left the house in Crewe. The house had a relatively small loan left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to TSB, pay off the mortgage. Is this possible?
Where you plan to re-mortgage then TSB will insist on your using a conveyancer on the TSB 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 TSB 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 TSB mortgage is registered as a charge at the Land Registry.
Will our lawyer be asking questions about flooding as part of the conveyancing in Crewe.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Crewe. Plenty of people will purchase a house in Crewe, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Solicitors are not best placed to give advice on flood risk, however there are a numerous checks that can be undertaken by the purchaser or by their lawyers which should give them a better understanding of the risks in Crewe. The conventional set of property information forms given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the seller to determine if the property has suffered from flooding. If the residence has been flooded in past and is not revealed by the owner, then a purchaser could bring a legal claim for losses as a result of such an inaccurate response. The purchaser’s lawyers will also conduct an enviro search. This should reveal whether there is a recorded flood risk. If so, more detailed investigations will need to be made.
How does conveyancing in Crewe differ for newly converted properties?
Most buyers of new build residence in Crewe come to us having been asked by the developer to sign contracts and commit to the purchase even before the residence is completed. This is because new home sellers in Crewe typically purchase 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 conveyancers 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 Crewe or who has acted in the same development.
I opted to have a survey done on a house in Crewe prior to appointing solicitors. I have been advised that there is a flying freehold element to the property. The surveyor has said that some mortgage companies will not give a loan on this type of home.
It varies from the lender to lender. Santander has different instructions from Halifax. Should you wish to telephone us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Crewe. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Crewe to see if the conveyancing costs will increase in light of this.
Given that I will soon part with £400,000 on a house in Crewe I wish to have a conversation with the solicitor concerning thetransaction in advance of giving the go ahead to the firm. Is this something that you can arrange?
We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor who will be doing your conveyancing in Crewe.There is no ‘factory style conveyancing’ - every client is unique individual, not a case reference. The practices that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Crewe should be the amount on the final invoice that you end up paying.