I am hoping to receive a mortgage offer from Halifax. I would like to enlist the help of a Licensed Conveyancer in Shrewsbury. Does the Halifax Solicitor panel allow for Licensed Conveyancers?
The Halifax conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
My aunt passed away 10 months ago and as sole heir and executor I was left the house in Shrewsbury. The house had a relatively small loan remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this possible?
Given you intend to refinance then Kent Reliance will insist on your using a conveyancer on the Kent Reliance 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 Kent Reliance 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 Kent Reliance mortgage is registered as a charge at the Land Registry.
I just acquired a house at auction in Shrewsbury. Conveyancing is needed. What happens now?
Now that you are exchanged you will need to appoint a conveyancing lawyer quickly as you now have a fast approaching a fixed date to complete the purchase. Every auction property will have a corresponding auction set of papers. This will likely include the copy title deeds, local authority and drainage searches. In the case of leasehold property the legal pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You should pass this on to your appointed conveyancing solicitor as soon as possible. You also need to ensure that that you have the requisite funding in place to complete on the date specified in the contract.
I am the single recipient of my late father’s estate with all property in now in my sole name, including the house in Shrewsbury. The Shrewsbury property was put into my name in February. I plan to dispose of the house. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership could be considered the same way as though I had purchased the property in February. Do I have to wait 6 months to sell?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. How practical a view mortgage companies take of it, depend on the mortgage company as this requirement principally exists to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.
I am currently in the process of buying my council flat in Shrewsbury. I have a mortgage agreed with Aldermore. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.
I need some expedited conveyancing in Shrewsbury as I am faced with pressure to sign on the dotted line in less than 2 weeks. A mortgage is not required. Can I avoid the conveyancing searches to save fees and time?
If.Given you are are a mortgage free buyer you are at free not to have searches carried out although no conveyancer would suggest that you don't. Drawing on our experience of conveyancing in Shrewsbury the following are instances of what can arise and adversely affect the marketability of the property: Enforcement Notices, Overdue Fees, Overdue Grants, Railway Schemes,...
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Shrewsbury is the location of the property. Can you offer any assistance?
Flying freeholds in Shrewsbury are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Shrewsbury you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shrewsbury 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 premises.
I am 14 days into a freehold purchase having been directed to solicitors by the selling agent to execute conveyancing in Shrewsbury. I am am very disappointed with the quality of service. Could you help me find new solicitors?
They would have to be very poor to suggest diss instructing them. Has your mortgage offer been sent? If so you will need to inform them of the new contact details and ensure the mortgage documents are re-sent. Your solicitor ideally needs to be on the mortgage company approved list to avoid escalating fees and delays. That should be your first question of the new solicitors. The search tool can assist you in finding a lender approved conveyancer for your home move in Shrewsbury