Finally the sale completed on my house in Howden last November but our buyer keeps e-mailing me to say her conveyancer is waiting to hear from mysolicitor. What should my lawyer have done following completion?
Following your disposal your conveyancer should forward the transfer deeds and all supplemental paperwork to the purchaser's conveyancer. Where relevant, your lawyer must also confirm that the mortgage has been redeemed to the purchasers conveyancers. There are no post completion procedures unique to conveyancing in Howden.
My uncle passed away last year and as sole heir and executor I was left the house in Howden. The house had a relatively small loan left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this possible?
Given you plan to refinance then Santander will require that you use a conveyancer on the Santander 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 Santander 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 Santander mortgage is registered as a charge at the Land Registry.
What is the difference between a licensed conveyancer and conveyancing solicitor in Howden
There are two types of lawyers who can conduct conveyancing in Howden namely CLC regulated conveyancers or solicitors. Both professionals provide the legal services that required to complete the sale or acquisition of property. They are both obliged to conduct Howden conveyancing to the same quality and guidelines so you may be sure that your conveyancing will be professionally administered and that the necessary procedures will be suitably attended to.
My partner and I have arranged a further advance on our home loan from HSBC as we wish to conduct improvements to our property in Howden. Do we need to appoint a nearby Howden solicitor on the HSBC conveyancing panel to handle the paperwork?
HSBC would not normally 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 HSBC conveyancing panel.
I recently had an offer accepted on a house in Howden. My financial adviser recommended their conveyancers. I paid an upfront payment of £225. A few days later, the conveyancer called me sheepishly admitting that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Do I need to pay for insurance to cover chancel repairs when buying a property in Howden?
Unless a previous acquisition of the property took place after 12 October 2013 you may take it that lawyers conducting conveyancing in Howden to remain recommending a chancel search and or chancel repair liability insurance.
I am looking for a ground for flat up to £245,000 and found one round the corner in Howden I like with amenity areas and station nearby, the downside is that it only has 49 years unexpired on the lease. There is not much else in Howden in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
If you require a mortgage that many years will likely be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of twenty four months you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
My fiance and I are buying a three bedroom housein Howden with a residential mortgage from a mortgage company. We have selected a conveyancer in Howden but our lender advise she’s not on their "panel". It seems we have little choice but to instruct one of the our mortgage company panel firms or keep our Howden conveyancer and incur the extra costs for one of their panel ones to represent our bank. This seems very unfair; is there anything we can do?
No, not really. The bank mortgage issued is subject to its terms and conditions, one of which will be that lawyers will on the lender's conveyancing panel. Until recently, most lenders had open panels, including almost all conveyancing solicitors in Howden : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for your lender.