I am getting a mortgage offer from Lloyds. I would like to instruct a Licensed Conveyancer in Nafferton. Does the Lloyds Solicitor panel allow for Licensed Conveyancers?
The Lloyds approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
We were just about to sign contracts for a property in Nafferton. We encountered a stumbling block. The mortgage offer with Norwich and Peterborough Building Society runs out on 18/6/2024 but the sellers are insisting on a completion date of 20/6/2024. Is it possible to extend the mortgage expiry date?
The best person to deal with your question is your conveyancer who is in a position to calculate whether he or she is better off negotiating with the lender, vendor’s representatives, property agents or conceivably all three taking into account what has happend in your transaction as of today.
My grandfather passed away six months ago and as sole heir and executor I was left the property in Nafferton. The house had a small mortgage left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Leeds Building Society, pay off the mortgage. Is this allowed?
If you plan to re-mortgage then Leeds Building Society will insist on your using a conveyancer on the Leeds Building Society 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 Leeds Building Society 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 Leeds Building Society mortgage is registered as a charge at the Land Registry.
We are getting a further advance on our mortgage from Virgin Money as we intend to conduct a loft conversion to our house in Nafferton. Are we obliged to choose a local Nafferton solicitor on the Virgin Money conveyancing panel to handle the legals?
Virgin Money would not normally 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 Virgin Money conveyancing panel.
I can not work out if my lender requires a lease extension. I have called my Nafferton bank branch on numerous occasions and was told it does not impact the mortgage offer and they will lend. My Nafferton conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. Who do I believe?
Provided that the conveyancer is on the lender panel, they must follow the Council of Mortgage Lenders’ Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am selling my flat. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Kent Reliance are being a right pain. The Nafferton solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Just acquired a terraced house in Nafferton , how long will it take for the Land Registry to record my ownership? My Nafferton conveyancing solicitor works at snail pace, so I want to be certain that my ownership is registered.
As far as conveyancing in Nafferton registration is no faster or slower than anywhere else in the country. Rather than based on location, timeframes can vary depending on the party submitting the application, whether it is in order and whether the Land registry must send notices to any other persons or bodies. At present roughly three quarters of such applications are completed within 12 days but occasionally there can be protracted delays. Historically registration takes place once the new owner has moved in to the property thus post completion formalities is not usually top priority yet where there is a degree of urgency associated with the registration then you or your solicitor should communicate with the Registry to express the reasoning for an expedited registration.
In what way can the Landlord & Tenant Act 1954 impact my business property in Nafferton and how can you help?
The particular law that you refer to provides security of tenure to business leaseholders, giving them the right to make a request to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in Nafferton