I plan on purchasing a ground floor flat in Tolworth. My lawyer is not listed on the mortgage company approved panel. Am I still permitted to continue with my Tolworth conveyancing solicitor notwithstanding that they are excluded from the mortgage company panel of approved conveyancing solicitors?
You must appoint a conveyancer to deal with the legal work required if you take out a loan to buy your home. The conveyancer will conduct all the relevant due diligence on the property, ensuring that you will be registered as proprietor and ensure that all the necessary mortgage paperwork is dealt with. You can instruct a Tolworth solicitor of your choosing. Nevertheless, where the conveyancing practitioner appointed is not on the mortgage company conveyancing panel supplemental costs will be incurred as separate legal representation will be need by the mortgage company. Conveyancing panel applications can be submitted, so where your conveyancer has not previously applied for membership they should take the chance to apply.
How up to date is your database of Tolworth solicitors on the Aldermore conveyancing panel? Do Aldermore send you an updated list?
Tolworth conveyancing firms themselves provide us confirmation that they are on the Aldermore conveyancing panel as opposed to being supplied with a list from Aldermore directly.
My aunt passed away six months ago and as sole heir and executor I was left the house in Tolworth. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this possible?
If you intend to refinance then Coventry BS will insist on your using a conveyancer on the Coventry 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 Coventry 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 Coventry BS mortgage is registered as a charge at the Land Registry.
A friend advised me that in purchasing a property in Tolworth there could be a number of restrictions limiting what one can do in terms of external changes to the property. Is this right?
We are aware of anumerous of properties in Tolworth which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Tolworth should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Are all Tolworth Conveyancing Quality Solicitors on the UBS conveyancing list of approved practices?
It is true that some lenders now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
I am due to exchange contracts on my house. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Bank of Ireland are being pedantic. The Tolworth solicitor who is on the Bank of Ireland conveyancing panel is recommending indemnity insurance as a solution but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a simple, chain free conveyancing. Tolworth is the location of the property. Can you offer any guidance?
Flying freeholds in Tolworth are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tolworth you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tolworth may determine 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.
What makes your site different to other web based conveyancing brokers for conveyancing in Tolworth?
At this site get a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in Tolworth. Unlike many estate agents and brokerage sites we are not in the business of charging firms a fee if you select them for your home move in Tolworth