I have just been advised by my financial adviser that my Tavistock lawyer is not on the bank Solicitor panel. What can I do to be sure if this is correct?
The sensible course of action for you to take is to call your Tavistock lawyer directly. You lawyer should inform you of the situation. If they are not on the panel they may recommend you to a Tavistock conveyancing practice that is on the conveyancing panel for your mortgage company.
Do all mortgage companies provide you with an approved list of Tavistock conveyancing solicitors? How do you know who is on the TSB conveyancing panel?
Tavistock conveyancing firms themselves provide us confirmation that they are on the TSB conveyancing panel as opposed to being supplied with a list from TSB directly.
My grandmother passed away last year and as sole heir and executor I was left the property in Tavistock. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this possible?
Given you intend to re-mortgage then HSBC will insist on your using a conveyancer on the HSBC 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 HSBC 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 HSBC mortgage is registered as a charge at the Land Registry.
Me and my partner are purchasing a apartment in Tavistock. It might be a silly question but how we can trust a lawyer? On the day of competition we will need 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.
A relative advised me that in buying a property in Tavistock there may be a number of restrictions prohibiting external alterations to the property. Is this right?
There are anumerous of properties in Tavistock which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Tavistock should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Our offer on a property in Tavistock has been accepted, but there is a chain. The vendors have offered on somewhere, but it’s not yet tied up, and have viewings of other properties in the pipeline. I have instructed a nearby conveyancing solicitor in Tavistock. What do I do now? When do I get the mortgage application with Santander going?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of one thousand pounds, then survey, Tavistock conveyancing search costs, etc). The first course of action is to check that your conveyancing practitioner is on the Santander approved list. As to the next phase this very much depends on the specifics of your transaction, attraction to this property and on the state of the market. During a buoyant market many purchasers will apply for the mortgage with Santander and pay for the valuation and only if it was satisfactory would they pay their conveyancer to press on with the conveyancing in Tavistock.
My colleague advised me that where I am buying in Tavistock I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually included in the estimate for your Tavistock conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Tavistock around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Tavistock Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Tavistock Education with maps and statistics, Local Amenities and other useful data about Tavistock.
Despite weeks of looking the Title Certificate and documents to my property are lost. The solicitors who conducted the conveyancing in Tavistock 10 years ago no longer exist. What do I do?
As long as you have a registered title the details of your ownership will be evidenced by the Land Registry under a Title Number. It is possible to conduct a search at the Land Registry, locate your house and order current copies of the property title for a small fee. If the property is Leasehold then the Land Registry will usually hold a certified duplicate of the Registered Lease and again, a copy can be ordered for twenty pounds.