I have just been advised by my estate agent that my Northampton lawyer is not on the lender Solicitor panel. What can I do to be sure whether this is correct?
Your first step should be to contact your Northampton lawyer directly. You lawyer should advise you what has happened. Where they are not on the panel they may be able to suggest a Northampton conveyancing firm that is on the conveyancing panel for your bank.
We note that you have a post code search directory listing solicitors on the Nottingham conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Northampton?
We are a listing service only for law firms wishing to communicate if they are on the Nottingham conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Northampton.
My aunt passed away last year and as sole heir and executor I was left the property in Northampton. The house had a small mortgage remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Aldermore, pay off the mortgage. Is this possible?
Where you plan to refinance then Aldermore will require that you use a conveyancer on the Aldermore 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 Aldermore 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 Aldermore mortgage is registered as a charge at the Land Registry.
Me and my brother purchased a semi-detached Georgian property in Northampton. Conveyancing practitioner represented me and Nottingham Building Society. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold with the exact same property. I'd like to know for sure, how can I find out??
You should review 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Northampton and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with the conveyancing lawyer who conducted the purchase.
I'm purchasing my first flat in Northampton with a mortgage from Leeds Building Society. The developers refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not inform my solicitor about this extras as it would impact my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
In searching the internet for the words cheap conveyancing in Northampton it brings up many property lawyersin the area. How do I determine which is the right property lawyer for me?
The preferential way of seeking a suitable conveyancer is via personal referral, so seek the counsel of friends and family who have acquired a property in Northampton or the reputable estate agent or financial adviser. Costs for conveyancing in Northampton differ, so it's sensible to obtain a minimum of three costs illustrations from varying types of companies. Dont forget to clarify what costs in the quote includes.