I am need of leasehold conveyancing for a flat in a fairly new development (five years built) in Lakenham. 95% of the properties are already disposed of. Do I need carry out the local searches for my conveyancing in Lakenham?
If you getting a loan, your bank will require some (many) of the searches so you'll have no choice. If not, then Lakenham conveyancing searches are optional. No doubt your conveyancer, will ’encourage’, perhaps in the strongest possible terms, that you should have the searches done, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you demand that your lawyer to proceed without searches then your lawyer will have to follow your instructions or you may need to find a new lawyer for your conveyancing in Lakenham.
My aunt passed away 10 months ago and as sole heir and executor I was left the house in Lakenham. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this possible?
Where you intend to re-mortgage then Coventry BS will insist on your using a conveyancer on the Coventry 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 Coventry 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 Coventry BS mortgage is registered as a charge at the Land Registry.
Due to the encouragement of my in-laws I had a survey completed on a property in Lakenham prior to instructing conveyancers. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies may refuse to issue a mortgage on a flying freehold home.
It varies from the lender to lender. Santander has different requirements for example to Birmingham Midshires. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Lakenham. Conveyancing may be slightly more expensive based on your lender's requirements.
I have been pointed in your direction by a number of property agents in Lakenham to locate a solicitor using your seach tool. What’s the financial advantage for Estate Agents to recommend your lawyers ahead of alternative conveyancing organisations?
We don’t give any commission for pointing buyers and sellers our way. We found it would be just too difficult to pay a commission as home movers will think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
In my capacity as executor for the estate of my father I am disposing of a property in Swansea but live in Lakenham. My solicitor (based 235 miles from meneeds me to execute a statutory declaration before the transaction finalising. Can you recommend a conveyancing lawyer in Lakenham to witness and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are Lakenham based
I have noted on various consumer advice websites that when choosing a conveyancing solicitors they need approved by your bank. I am first time buyer with but I have an AIP via HSBC and I already have a local conveyancing solicitor in Lakenham at the ready. Can Halifax insist on an approved lawyer to be instructed? Does a list of panel solicitors even exist so I can appoint a conveyancing lawyer in Lakenham?
You should use a solicitor that is on the Halifax panel. Just call your chosen Lakenham conveyancing solicitor and ask if they are on the Halifax panel. If they are not approved you have a couple of options open to you here:
- Carry on with your chosen Lakenham conveyancing practitioner but Halifax will no doubt instruct a property lawyer from their approved list. This will result in additional charges and potential delay.
- Choose a fresh solicitor to conduct the conveyancing, obviously checking they are on the Halifax conveyancing panel.
- Convince your conveyancer to seek to join the bank panel.