Is the fact that my solicitor in Totteridge is not identified on my bank's conveyancing panel that there is a problem with the quality of her work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Totteridge conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
My grandmother passed away 10 months ago and as sole heir and executor I was left the property in Totteridge. The house had a small mortgage left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Aldermore, pay off the mortgage. Is this allowed?
Given you intend to refinance then Aldermore will require that you use a conveyancer on the Aldermore 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 Aldermore 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 Aldermore mortgage is registered as a charge at the Land Registry.
How does conveyancing in Totteridge differ for newly converted properties?
Most buyers of new build or newly converted property in Totteridge approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is completed. This is because developers in Totteridge usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Totteridge or who has acted in the same development.
I am looking for a leasehold apartment up to £245,000 and identified one round the corner in Totteridge I like with a park and transport links in the vicinity, however it only has 51 years on the lease. There is not much else in Totteridge for this price, so just wondered if I would be making a mistake acquiring a short lease?
If you need a mortgage that many years will likely be problematic. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
I am using a search engine for the phrase conveyancing in Totteridge it reveals numerous conveyancerslocally. With so much choice what is the best way to find the right solicitor for me?
The preferential method of finding a suitable conveyancer is via personal referral, so ask colleagues and those you trust who have purchased a property in Totteridge or a local estate agent or mortgage broker. Fees for conveyancing in Totteridge differ, so it's sensible to obtain at least three quotes from varying types of law firms. Make sure that you clarify what costs in the quote includes.
The property lawyers undertaking our conveyancing in Totteridge has forwarded papers to review that state the land is unregistered with epitome documents. Surely all property in Totteridge should be registered?
It is unusual for property in Totteridge to be unregistered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many Totteridge conveyancing solicitors should be capable of dealing with such matters but if any uncertainty reigns the standard recommendation these days seems to be for the current owners to register the title first and thereafter sell - this will predictably cause a significant delay.