My aunt passed away last year and as sole heir and executor I was left the house in Leamouth. The house had a relatively small loan remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this possible?
Given you intend to re-mortgage then Santander will insist on your using 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.
We are aiming to move home in July. Does my conveyancing solicitor update the removal company on the completion day. Incidentally, can you recommend a removal company in Leamouth. Conveyancing firm was organised before I stumbled across your site.
On the afternoon of completion you can collect the keys from the estate agent however this should only take place when the sellers lawyers advise the agent that the monies to complete are in and the keys can be passed over. Subsequently you should advise the removal company that they can start moving you in. We do not recommend a specific removal organisation but can help you locate a residential property solicitor in Leamouth or a lawyer with expertise in conveyancing in Leamouth.
Completion of my purchase has taken place for my property in Leamouth. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I recently had an offer accepted on an apartment in Leamouth. My financial adviser recommended their conveyancers. I paid an advanced payment of £225. Soon after, the solicitor contacted me sheepishly admitting that they were not on the RBS 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 RBS 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 commercial conveyancing searches reveal impending roadworks that may affect a commercial property in Leamouth?
Many commercial conveyancing solicitors in Leamouth will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Leamouth. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Leamouth.
For every commercial conveyancing transaction in Leamouth it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Leamouth commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Leamouth.
I used Arc property Solicitors several years past for my conveyancing in Leamouth. Now, I need my files however the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate 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 Leamouth of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
About to purchase a new build apartment in Leamouth. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Leamouth
Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision.
Is planning permission necessary to change a single dwelling into multiple flats in Leamouth? This has occurred to a property adjacent to my home in Leamouth and was not aware of the conversion until the works were done.
Planning permission is required for converting a single dwelling in Leamouth into apartments but possibly not for reverting back to single dwelling-house so, in answer to your query, yes,a it is needed.