My uncle passed away last year and as sole heir and executor I was left the property in Spondon. The house had a small mortgage left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this possible?
Given you intend to refinance then Co-operative will insist on your using a conveyancer on the Co-operative 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 Co-operative 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 Co-operative mortgage is registered as a charge at the Land Registry.
When it comes to lenders such as Nottingham, do Spondon conveyancing practitioners incur a fee to be on the list of approved solicitors?
We are unaware of any bank fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
We are getting the release of further funds on our home loan from RBS as we wish to conduct a loft conversion to our property in Spondon. Are we obliged to choose a high street Spondon solicitor on the RBS conveyancing panel to deal with the paperwork?
RBS don't usually appoint firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS panel.
I have instructed a Spondon conveyancer having checked that they are on the Aldermore conveyancing panel. Does my lawyer arrange the survey of the property?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Spondon postcode. As you are getting a mortgage with Aldermore, you could contact them to see if they have a list of approved surveyors in Spondon.
I used Wolstenholmes a few years ago for my conveyancing in Spondon. I now require my papers however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Spondon of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am purchasing my first flat in Spondon with a mortgage from Chelsea Building Society. The builders would not budge the price so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not disclose to my conveyancer about the deal as it will jeopardize my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Looking forward to exchange soon on a garden flat in Spondon. Conveyancing lawyers have said that they report fully on Monday. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Spondon should include some of the following:
Repair and maintenance of the flat Are you allowed to have a pet in the flat? Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? if lease provides for a reserve fund? The unexpired lease term. You should receive guidance as what happens when the lease ends, and informed of the importance of the 80 year mark
Spondon Leasehold Conveyancing - Sample of Queries Prior to Purchasing
How long is the Lease? Make sure you find out if there is anything that is prohibited in the lease. By way of example it is fairly common in Spondon leases that pets are not permitted in in a block in Spondon. If you like the apartmentin Spondon however your cat can’t make the move with you then you will be presented with a difficult choice. How many of the leaseholders are in arrears for their service charge payments?
What can I do where I am dissatisfied with the conveyancing practitioner who did my conveyancing in Spondon?
We live in an imperfect world, and unfortunately occasionally things do go wrong. However there is recourse if you were dissatisfied with your conveyancing in Spondon. This varies from trying to resolve matters directly with them, through to reporting a conveyancing practitioner to their regulator. If things still aren’t resolved you may consider getting in touch with the Legal Ombudsman.