My financial adviser requires my Groby and Ratby law firm’s panel member for the Santander conveyancing panel. How do I find this out. I have called my local Groby and Ratby branch but they have not got back to me yet.
Have you tried speaking to your Groby and Ratby conveyancing practitioner about this?. They keep a central record lender panel numbers.
My grandmother passed away 10 months ago and as sole heir and executor I was left the house in Groby and Ratby. The house had a small mortgage remaining of approximately £5k. 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.
I'm the single beneficiary of my late mum's will and I have everything in my name alone, including the house in Groby and Ratby. The Groby and Ratby property was put into my name in May. I want to move. I understand that there is a CML six month 'rule', which means that my proprietorship will be treated the same way as if I'd bought the property in May. Do I have to wait half a year to sell?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. How practical a view mortgage companies take of it, depend on the bank as this provision primarily exists to identify the purchase and immediately sell or the wholesaling and assigning of property.
When it comes to lenders such as Virgin Money, do Groby and Ratby solicitors incur an annual charge to be on the conveyancing panel?
We are not aware of any bank fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
I have instructed a Groby and Ratby conveyancing practitioner having checked that they are on the Co-operative conveyancing panel. Does my lawyer arrange the survey of the property?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Groby and Ratby postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Groby and Ratby.
It has been 4 months following my purchase conveyancing in Groby and Ratby completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. 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 premises 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.
Estate agents have just been given the go-ahead to market my basement flat in Groby and Ratby. Conveyancing has not commenced, however I have recently had a half-yearly maintenance charge invoice – should I leave it to the buyer to sort out?
It best that you discharge the service charge as normal as all ground rent and maintenance charges should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I own a garden flat in Groby and Ratby, conveyancing was carried out October 2003. How much will my lease extension cost? Similar properties in Groby and Ratby with over 90 years remaining are worth £197,000. The ground rent is £55 invoiced annually. The lease runs out on 21st October 2080
With 55 years remaining on your lease the likely cost is going to range between £31,400 and £36,200 as well as costs.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.
My solicitors in Groby and Ratby have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the mortgage company. Is it case that being on the lender conveyancing panel they need to have retained the file for a number of years?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.