I am expecting a mortgage with Santander. I would like to instruct a Licensed Conveyancer in Emerson Park. Does the Santander Conveyancing panel exclude Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
I require conveyancing for an apartment in a fairly new development (five years built) in Emerson Park. 95% of the flats are already sold. Is it strictly necessary to order local searches for my conveyancing in Emerson Park?
If you are buying a property with the assistance of a mortgage, your mortgage company will need some (many) of the searches so you'll have no choice. If not, then Emerson Park conveyancing searches are optional. Your solicitor, will ’encourage’, perhaps in the strongest possible terms, that you should not go ahead without searches, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or you may need to find a new lawyer for your conveyancing in Emerson Park.
I happen to be the only recipient of my late father’s estate with all property in now in my sole name, including the house in Emerson Park. The Emerson Park property was put into my name in October. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership may be treated the same way as if I'd bought the property in October. Will no one buy the property for half a year?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. Most mortgage companies would take a practical view as this requirement principally exists to pick up on the purchase and immediately sell or the flipping of properties.
Two weeks ago we had a mortgage agreed in principle with RBS. Emerson Park conveyancing solicitors are instructed. How long does it take for RBS to issue the offer to the solicitor?
Some lenders take longer than others. Have RBS completed the valuation? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Emerson Park solicitor on the UBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
Are there any apps to assist me to identify a Emerson Park law firm on the HSBC Bank conveyancing panel? I have wheels and am willing to travel upto 10miles to meet the conveyancer.
You can use the search on this page. Please choose the bank and your location and you will see a number of Emerson Park conveyancing lawyers based on proximity. We have detailed some Emerson Park conveyancing firms at the bottom of this page and you can call them to see if they are on the HSBC Bank approved list
Can you offer any advice when it comes to choosing a Emerson Park conveyancing practice to carry out our lease extension conveyancing?
When appointing a conveyancer for your lease extension (regardless if they are a Emerson Park conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with two or three firms including non Emerson Park conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:
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What are the charges for lease extension work? Can they put you in touch with clients in Emerson Park who can give a testimonial?
I am the registered owner of a second floor flat in Emerson Park. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the amount due for a lease extension?
Most definitely. We are happy to put you in touch with a Emerson Park conveyancing firm who can help.
An example of a Lease Extension decision for a Emerson Park flat is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case related to 1 flat. The unexpired residue of the current lease was 57.5 years.
I happen to be an executor of my recently deceased mum’s Will, with a bungalow in Emerson Park which is to be marketed. The property is unregistered at HMLR and I'm told that some estate agents will insist that it is in place before they'll proceed. What's the procedure for this?
In the situation you refer to it seems advisable to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.