How do I search for the right lawyer to give a first class service for my conveyancing in Lydiate?
Option 1 is to ask your friends and family whom they would instruct.
Second, use a comparison service on the internet for conveyancing in Lydiate. Telephone a couple or more firms listed and request that they send you their conveyancing charges and discuss your needs with the solicitor who will conduct the conveyancing ahead ofmaking your decision.
Third is to use our search tool to help you find the right solicitors for you based on your individual expectations including location,speed, complications and who the proposed lender is. Resist the temptation to go for £99 conveyancing in Lydiate
My aunt passed away 10 months ago and as sole heir and executor I was left the property in Lydiate. The house had a small mortgage left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Lloyds, pay off the mortgage. Is this possible?
Where you intend to re-mortgage then Lloyds will insist on your using a conveyancer on the Lloyds 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 Lloyds 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 Lloyds mortgage is registered as a charge at the Land Registry.
Have just purchased a probate house at auction in Lydiate. Conveyancing is needed. What happens now?
Now that you have for in every practical sense signed on the dotted line you must instruct a conveyancing solicitor quickly as you will have a fast approaching a fixed date to complete the deal. An auction property should have a bespoke auction set of papers. This will include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You must hand this to the solicitor instructed by you at the earliest opportunity. Do make sure that your finances are in order to complete the transaction on the set completion date.
I'm the single recipient of my late father’s will with all property in now in my sole name, including the house in Lydiate. The Lydiate property was put into my name in January. I want to move. I understand that there is a CML 6 month 'rule', meaning my property ownership may be considered the same way as though I had purchased the property in January. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. How sensible a view lenders take of it, depend on the mortgage company as this requirement primarily exists to pick up on subsales or the wholesaling and assigning of properties.
Can I be sure that the Lydiate conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Lydiate getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor handling your conveyancing.
My partner and I are intent on selling our property in Lydiate and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A high street Lydiate lawyer would know this is not the case. For the life of me I don't know why the buyers are using an internet conveyancing practice rather than a conveyancing solicitor in Lydiate. Having lived in Lydiate for many years we know of no issue. Do we get in touch with our local Authority to get clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I purchased a 4 bedroom Victorian house in Lydiate. Conveyancing practitioner acted for me and Coventry Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold with the matching address. I'd like to know for sure, how can I find out??
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Lydiate and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing lawyer who conducted the work.
In what way does the Landlord & Tenant Act 1954 impact my commercial property in Lydiate and how can your lawyers assist?
The 1954 Act affords a safeguard to business leaseholders, giving them the legal entitlement to apply to court for a new lease and continue in occupation at the end of an expired lease. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Lydiate is one of the hundreds of locations in which the firms we work with have offices