Do banks and building societies provide you with an approved list of Houghton Regis conveyancing solicitors? How do you know who is on the Bank of Ireland conveyancing panel?
Houghton Regis conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.
My uncle passed away six months ago and as sole heir and executor I was left the house in Houghton Regis. The house had a relatively small loan remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this possible?
Where you intend to refinance then Virgin Money will require that you use a conveyancer on the Virgin Money 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 Virgin Money 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 Virgin Money mortgage is registered as a charge at the Land Registry.
I used Arc property Solicitors a few years ago for my conveyancing in Houghton Regis. I now require my file but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Houghton Regis of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am purchasing a new build house in Houghton Regis benefiting from help to buy. The builders would not move on the amount so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not to tell my solicitor about the extras as it will affect my mortgage with National Westminster Bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Due to the guidance of my in-laws I had a survey completed on a house in Houghton Regis before instructing solicitors. I have been informed that there is a flying freehold aspect to the property. My surveyor advised that some mortgage companies will refuse to give a loan on this type of premises.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Birmingham Midshires. If you contact us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Houghton Regis. Conveyancing will be smoother if you use a solicitor in Houghton Regis especially if they are acquainted with such properties in Houghton Regis.
Am I better off to appoint a Houghton Regis conveyancing lawyer who is local to the property I am purchasing? We have a good friend who can carry out the legal work however they are based approximately 350kilometers drive away.
The benefit of a local Houghton Regis conveyancing practice is that you can drop in to sign paperwork, present your ID and apply pressure on them where appropriate. They will also have local knowledge which is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and the majority were impressed that must trump using an unknown Houghton Regis conveyancing lawyer solely due to them being local.