I plan on acquiring residence in Meir. My Conveyancer is not listed on the mortgage company approved panel. Is it possible for me to retain my Meir conveyancing solicitor even though they are excluded from the lender panel?
Various options include
- Carry on with your existing Meir solicitor but your mortgage company will undoubtedly instruct a lawyer from their conveyancing panel. This will result in additional fees and probable frustration.
- Choose a fresh conveyancer to conduct the conveyancing, making sure they are on the lender conveyancing panel.
- Convince your solicitor to pull out all the stops to get accepted on the lender’s panel of solicitors
I am acquiring a property for cash in Meir. I have resided for the previous twelve years in Meir. Conveyancing searches are a lot of money. Given that I know the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a home loan, then almost all of the Meir conveyancing searches are at your discretion. Your lawyer will ’encourage you, perhaps strongly, that you should have searches carried out, but she is duty bound to take that path of encouragement . One thing to consider; if you are intend to sell the house in the future, it may be of relevance to your prospective purchaser what the searches disclose. Sometimes premises with day to day issues can still show up negative search results. A good conveyancing solicitor in Meir should provide you some helpful advice in this regard.
My aunt passed away six months ago and as sole heir and executor I was left the house in Meir. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this possible?
Given you plan 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.
How does conveyancing in Meir differ for newly converted properties?
Most buyers of new build residence in Meir contact us having been asked by the developer to sign contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in Meir typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Meir or who has acted in the same development.
Over the last few months I have been searching for a ground for flat up to £245,000 and found one near me in Meir I like with a park and station in the vicinity, the downside is that it's only got 49 remaining years left on the lease. There is not much else in Meir suitable, so just wondered if I would be making a grave error purchasing a short lease?
Should you require a mortgage the remaining unexpired lease term will likely be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.
Should I instruct a Meir conveyancing practitioner based in the vicinity that I am purchasing? An old friend can deal with the legal formalities but her office is approximately 350miles drive away.
The primary upside of using a local Meir conveyancing practice is that you can visit the firm to sign documents, present your identification documents and apply pressure on them where appropriate. They will also have local intelligence which is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and on the whole were happy that must outweigh using an unfamiliar Meir conveyancing solicitor just because they are round the corner.