Are you able to vouch for a Barclays sanctioned Fallowfield conveyancing solicitor who can have us moved in within 28 days? Would it be better to use a high street Fallowfield firm or a web based firm?
We would be happy to suggest some excellent Fallowfield conveyancing firms. You can also walk up the main road in Fallowfield. Go in to two or three firms and request to see a conveyancing solicitor for a costs illustration. Explain your time frames together with your reasons and get a commitment on speed. Select the one that you are most comfortable with.
My uncle passed away six months ago and as sole heir and executor I was left the house in Fallowfield. 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 Leeds Building Society, pay off the mortgage. Is this allowed?
Where you intend to refinance then Leeds Building Society will require that you use a conveyancer on the Leeds Building Society 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 Leeds Building Society 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 Leeds Building Society mortgage is registered as a charge at the Land Registry.
When it comes to mortgage companies such as TSB, do Fallowfield conveyancing practitioners incur a yearly amount to be on the list of approved solicitors?
We are not aware of any mortgage company fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
is it true that all Fallowfield solicitor firms on the Santander conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Santander approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Some mortgage companies do list licenced conveyancers on their panel and in such a situation the practice would be regulated by the Council of Licensed Conveyancers.
I have paid off my mortgage with UBS. I assume I don't need a Fallowfield lawyer on the UBS panel to discharge the mortgage at the Land Registry. Am I right?
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
Various web forums that I have frequented warn that are a common cause of stalling in Fallowfield conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of delays in the conveyancing process. Searches are not likely to feature in any delay in conveyancing in Fallowfield.
I purchased my flat on 1 June and the transaction details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Fallowfield said it will be dealt with in less than a month. Are titles in Fallowfield particularly slow to register?
There is nothing unique about conveyancing in Fallowfield registration formalities. Rather than based on location, timescales can adjust according to who lodges the application, whether there are errors and if the Land registry communicate with any other parties. At present roughly 80% of submission are fully addressed within 12 days but some can be subject to protracted hold-ups. Historically registration is effected after the buyer is living at the premises therefore registration formalities is not typically an essential issue but if there is a degree of urgency associated with the registration then you or your solicitor can contact the land registry and explain the circumstances.
I was pointed in your direction by numerous property agents in Fallowfield to locate a conveyancer on your site. What’s the financial incentive for Estate Agents to promote your lawyers rather than alternative conveyancing organisations?
We don’t offer any commission for directing people our way. We found it would be just too difficult a fee because members of the public would think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.