Is there a reason why leasehold purchase conveyancing in Crowland is more expensive?
The conveyancing fees for a leasehold property in Crowland is frequently more expensive as compared to a freehold property. This is because there is an amount of supplemental investigations necessary in dealing with the landlord and management company to obtain evidence concerning whether the rent and service fee have been paid and whether there are any major works due in the near future on repairs or maintenance of the building.
My uncle passed away last year and as sole heir and executor I was left the property in Crowland. The house had a relatively small loan remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this allowed?
Given you plan to re-mortgage then Santander will require that you use a conveyancer on the Santander 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 Santander 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 Santander mortgage is registered as a charge at the Land Registry.
Me and my partner are buying a apartment in Crowland. It might be a silly question but how we can trust a lawyer? At some point we have to send money into their account. What is the protection we have from them run away with our money?
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.
Can you point me to a directory of HSBC panel solicitors in Crowland on the UK Finance Lenders’ Handbook Website?
No. There is no such directory service on the CML or Building Society Association sites. A small selection of mortgage companies make their panel listings viewable on the web. If you are seeking to appoint a Crowland lawyer on the HSBC please use our facility.
I am buying a property in Crowland. A rare aspect is that the roof has a solar panel. Leeds Building Society have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Leeds Building Society your lawyer must comply with the conveyancing instructions outlined in Section two of UK Finance Lenders’ Handbook for Leeds Building Society. The CML Handbook stipulates minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Leeds Building Society where a lease does not satisfy these provisions. The specifications relate to the installation of panels on properties countrywide and is not limited to Crowland.
4 months have gone by following my purchase conveyancing in Crowland concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm purchasing a new build house in Crowland with a loan from Platform Home Loans Ltd. The developers refused to reduce the price so I negotiated 6k of extras instead. The house builders rep advised me not to tell my solicitor about the side-deal as it would impact my mortgage with the bank. Should I keep quiet?.
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.
Am I right to be suspicious about estate agents that I am dealing with are encouraging me to use a factory type conveyancing firm rather than a local Crowland conveyancing practice?
As with lots of service providers, often recommendations from family and friends can be very helpful. But there are lots of parties with a vested interest in a conveyancing deal; estate agents, mortgage brokers and mortgage companies might all put forward conveyancers to choose. On occasion these solicitors might be known to one of the organisations as one of the best in their field, but sometimes there exists a financial incentive behind the recommendation. You have the discretion to select your own lawyer. However, bear in mind that most lenders operate an approved list of lawyers you must use for the mortgage related work in your transaction.