I can't travel far from Pimlico. Can you please explain the reason why all Pimlico conveyancers aren't included on all mortgage company panels?
Even though it may seem unfair for lenders to limit who can act for them, from the public’s or conveyancer’s point of view, the the contrary view is that lenders are increasingly anxious and regard it imperative to shield themselves from mortgage fraud. As a consequence of this concern banks are limiting their panel of approved conveyancing lawyers to a manageable size.
My grandmother passed away six months ago and as sole heir and executor I was left the property in Pimlico. The house had a relatively small loan remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this possible?
If you intend to refinance then RBS will insist on your using a conveyancer on the RBS 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 RBS 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 RBS mortgage is registered as a charge at the Land Registry.
We are planning to move property in June. Should my conveyancing solicitor update the removal company on the completion day. Incidentally, can you put forward a removal company in Pimlico. Conveyancing firm was organised before I stumbled across this website.
On the day of completion you will need to collect the keys from the estate agent however this can only occur once the sellers solicitors advise the agent that they have the completion monies and the keys can be given over. Subsequently you can inform the removal company that you are ready to move in. As a matter of policy we do not suggest a particular removal organisation but can help you locate a residential property solicitor in Pimlico or a firm with expertise in conveyancing in Pimlico.
I had a mortgage agreed in principle with TSB. Pimlico conveyancing lawyers are appointed. What is the average time that one could expect to receive a mortgage offer from TSB?
There is no definitive answer here. Have TSB completed the survey? Have you advised TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have paid off my mortgage with Virgin Money. I assume I don't need a Pimlico property lawyer on the Virgin Money panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
How does conveyancing in Pimlico differ for new build properties?
Most buyers of new build or newly converted property in Pimlico contact us having been asked by the builder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because new home sellers in Pimlico typically purchase 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 property lawyers 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 used to new build conveyancing in Pimlico or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Pimlico is where the house is located. Is there any guidance you can impart?
Flying freeholds in Pimlico are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Pimlico you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pimlico may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Given that I am about to spend hundreds of thousands of pounds on 3 bedroom house in Pimlico I would like to have a conversation with the conveyancer regarding thehouse move in advance of instructing the firm. Can this be arranged?
We could not agree more - we would be delighted to talk to you we do not take any clients on without you liaising with the solicitor due to be conducting your conveyancing in Pimlico.There is no ‘factory style conveyancing’ - every client is an important individual, not a case reference. The law firms that we put you in touch with believe that the figure you are provided with for your conveyancing in Pimlico should be the figure that you are charged.