Our solicitor has identified a a problem with the lease for the flat we are purchasing in Garston. The other side have offered defective title insurance as a workaround. We are happy with insurance and will cover the costs. Our property lawyer says that he must check that the lender is willing to move forward with this solution. Who is the client here, us or the bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.
My grandmother passed away 10 months ago and as sole heir and executor I was left the house in Garston. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this possible?
Given you intend to refinance then UBS will insist on your using a conveyancer on the UBS 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 UBS 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 UBS mortgage is registered as a charge at the Land Registry.
What is the difference between a licensed conveyancer and conveyancing solicitor in Garston
Two types of professional can execute conveyancing in Garston namely licenced conveyancers or solicitors. The two can administer conveyancing services that required to complete the disposal or acquisition of property. They are both duty bound to perform Garston conveyancing to the same quality and guidelines so you can be sure that your conveyancing will be professionally administered and that the necessary procedures will be appropriately taken.
My wife and I are in the throws of looking at apartments in Garston and I am now considering a potential offer. Is it premature to have a solicitor in place? I will be getting a mortgage with Virgin Money.
It would be prudent to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. As you are seeking a mortgage with Virgin Money, make sure you remember to check that your lawyer is on the Virgin Money conveyancing panel.
My offer was accepted on an apartment in Garston on 6/12/2021, valuation was booked 4 days later, received a clean bill of health. Conveyancer instructed, so all that was missing was my mortgage offer. Having made daily calls to Virgin Money and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Virgin Money conveyancing panel. Are Virgin Money entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.
My friend suggested that where I am buying in Garston I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes quoted for as part of the standard Garston conveyancing searches. It is a large document of more than thirty pages, listing and setting out important information about Garston around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Garston Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Garston Education with plans and statistics, Local Amenities and other useful data concerning Garston.
I used Arc property Solicitors a few years ago for my conveyancing in Garston. Now, I need the files but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Garston of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Given that I am about to part with 450k on a house in Garston I wish to talk to a lawyer concerning thehome move ahead of appointing the firm. Can this be arranged?
Absolutely - we would be delighted to talk to you we do not take any clients on without you first talking to the solicitor who will be carrying out your conveyancing in Garston.There is no ‘factory style conveyancing’ - every client is unique person, not a case reference. The law firms that we put you in touch with believe that the figure you are provided with for residential conveyancing in Garston should be the amount on the final invoice that you end up paying.