Finally the sale completed on my house in Howden last August but the buyer keeps telephoning daily to moan that her lawyer needs to hear from mine. What are the post completion sale formalities now that I have sold?
Following your sale your conveyancer should forward the transfer deeds and all of the paperwork to the buyer’s solicitors. Depending on the transaction, your lawyer should also evidence that the legal charge in favour of the lender has been discharged to the purchasers lawyers. There are no post completion requirements peculiar conveyancing in Howden.
My aunt passed away last year and as sole heir and executor I was left the house in Howden. The house had a small mortgage left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this possible?
Where you intend to refinance then RBS will insist on your using a conveyancer on the RBS 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 RBS 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 RBS 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 many recorded licenced Conveyancers in Howden and Solicitor practices in Howden who provide Conveyancing services It is important to make clear that both are regulated professionals specialising in the legal work in the home buying process. They may both also handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
We are getting a further advance on our mortgage from Nationwide as we intend to conduct renovations to our house in Howden. Do we need to appoint a bricks and mortar Howden solicitor on the Nationwide conveyancing panel to handle the legals?
Nationwide don't usually require firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide conveyancing panel.
I recently had an offer agreed on an apartment in Howden. My mortgage broker suggested a conveyancer. I paid an advanced payment of £225. A couple of days later, the conveyancing practitioner called me sheepishly admitting that they were not on the Bank of Ireland 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 Bank of Ireland 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 premises completed post 12 October 2013 you can take it that solicitors delivering conveyancing in Howden to remain recommending a chancel search and or insurance against a claim.
I am looking for a ground for flat up to £245,000 and found one round the corner in Howden I like with a park and station in the vicinity, however it's only got 61 years unexpired on the lease. I can't really find anything else in Howden for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a mortgage the remaining unexpired lease term will likely be problematic. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.
My husband and I are planning to purchase a four room housein Howden with a residential mortgage from a bank. We wish to instruct our lawyer in Howden however our bank says she’s not on their "panel". Apparently we need to choose one of the our mortgage company panel solicitors or keep our Howden solicitor and incur the extra fees for one of their panel ones to represent our bank. We feel as though this is unjust; Can we not simply insist that our bank use our Howden lawyer?
No, not really. The mortgage company home loan issued is subject to conditions, one of which will be that solicitors will on the bank's conveyancing panel. in the past, most mortgage companies had open panels, including many conveyancing solicitors in Howden : a mortgagee 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 lawyer to apply to be on the conveyancing panel for your mortgage company.