I am need of leasehold conveyancing for an apartment in a fairly new development (seven years old) in Harold Park. The vast majority the properties are already sold. Do I need carry out the neighbourhood searches for my conveyancing in Harold Park?
A big part of the Harold Park conveyancing process is the conveyancing searches. There are hundreds search providers delivering Harold Park conveyancing searches, as well direct from the local authority. These are usually referred to as personal search providers and they produce, not surprisingly, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must secure their data from the local authoritative source.
My uncle passed away 10 months ago and as sole heir and executor I was left the house in Harold Park. 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 Yorkshire BS, pay off the mortgage. Is this possible?
Given you plan to re-mortgage then Yorkshire BS will require that you use a conveyancer on the Yorkshire BS 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 Yorkshire BS 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 Yorkshire BS mortgage is registered as a charge at the Land Registry.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Harold Park?
Two types of professional can perform conveyancing in Harold Park namely licenced conveyancers or solicitors. The two can administer conveyancing services that required to complete the disposal or acquisition of property. Both are duty bound to execute Harold Park conveyancing on similar standards and guidelines so you can be sure that your conveyancing will be properly conducted and that the necessary steps will be suitably attended to.
My wife and I have organised the release of further monies on our home loan from Virgin Money as we want to carry out alterations to our home in Harold Park. Are we obliged to appoint a high street Harold Park solicitor on the Virgin Money conveyancing panel to deal with the legals?
Virgin Money do not ordinarily instruct firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money list.
I am due to exchange contracts on my house. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being pedantic. The Harold Park solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have justdiscovered that Stirling Law have been shut down. They conducted my conveyancing in Harold Park for a purchase of a freehold house 18 months ago. How can I be sure that my home is not still registered in the name of the former proprietor?
The easiest method to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Harold Park conveyancing specialists.
I am buying my first flat in Harold Park with a loan from Alliance & Leicester . The developers would not move on the amount so I negotiated £7000 of additionals instead. The property agent advised me not reveal to my conveyancer about this extras as it could adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.
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.
In my capacity as executor for the estate of my uncle I am selling a house in Cardiff but I am based in Harold Park. My lawyer (who is 235 miles from meneeds me to sign a statutory declaration before the transaction finalising. Can you recommend a conveyancing practitioner in Harold Park to attest and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are Harold Park based