I am expecting a mortgage with Nat West. I would like to use a Licensed Conveyancer in St Anns. Does the Nat West Conveyancing panel include conveyancers regulated by the CLC?
The Nat West conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
All was ready to complete my purchase in St Anns next Monday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the mortgage company. What does the insurance need to cover?
Any lawyer on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These requirements are not unique to conveyancing in St Anns.
My aunt passed away six months ago and as sole heir and executor I was left the house in St Anns. The house had a relatively small loan left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Yorkshire BS, pay off the mortgage. Is this allowed?
Given you intend to re-mortgage then Yorkshire BS will require that you use a conveyancer on the Yorkshire BS 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 Yorkshire BS 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 Yorkshire BS mortgage is registered as a charge at the Land Registry.
Me and my partner are purchasing a house in St Anns. I might seem paranoid but how we can trust a solicitor? On the day of competition we have to send money into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Forgive me if this question is silly but I am unseasoned as FTB of a ground floor flat in St Anns. Do I collect the keys to the house on completion from my conveyancer? If this is the case, I will use a High Street conveyancing solicitor in St Anns?
On the day of completion you will not be required to attend the conveyancers office in St Anns. Your solicitors will arrange to send the purchase money to the owner’s conveyancers, and shortly after the monies have arrived, you will be invited to collect the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
I am selling my apartment. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, UBS are being pedantic. The St Anns solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
Over the last few months I have been searching for a leasehold apartment up to £245,000 and found one close by in St Anns I like with open areas and station nearby, however it's only got 49 years unexpired on the lease. There is not much else in St Anns suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
If you need a mortgage the remaining unexpired lease term will likely be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.
I am looking into buying my first house which is in St Anns and I am already nervous. I couldn't find anything specific about St Anns. Conveyancing will be needed in due course but do you know about the St Anns area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at St Anns. In the meantime here are some basic statistics that we found