Are you able to recommend a Accord Mortgages Ltd approved Waddington conveyancing practice that can complete within a very limited time frame? Would it be better to use a high street Waddington conveyancer or an internet conveyancer?
We would be happy to suggest some excellent Waddington conveyancing firms. Another option is to visit the high street in Waddington. Go in to a couple of law practices and ask to speak with a conveyancing solicitor for a fee estimate. Mention your deadline together with the reasons and get a commitment on speed. Choose the one that genuine.
My grandmother passed away six months ago and as sole heir and executor I was left the property in Waddington. 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 Aldermore, pay off the mortgage. Is this allowed?
Where you intend to re-mortgage then Aldermore will insist on your using 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.
What is your number one tip for choosing a conveyancing solicitor in Waddington
Do not opt for the lowest Waddington conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We have a mortgage agreed in principle with Santander. Waddington conveyancing practitioners have been chosen. How long does it take for Santander to send the offer to the property lawyer?
There is no definitive answer here. Have Santander done the valuation? Have you advised Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am due to exchange contracts on my flat. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Leeds Building Society are being difficult. The Waddington solicitor who is on the Leeds Building Society conveyancing panel is recommending indemnity insurance as a solution but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.
The deeds to our home can not be found. The lawyers who dealt with the conveyancing in Waddington 5 years ago no longer exist. Will I be able to sell the house?
You no longer need to hold title original deeds to establish that you are the registered proprietor of land or property, given that the Land Registry have everything they need in a digital format.
Due to the guidance of my in-laws I had a survey completed on a property in Waddington ahead of retaining conveyancers. I have been advised that there is a flying freehold aspect to the property. The surveyor has said that some mortgage companies will refuse to give a mortgage on such a house.
It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. Should you wish to telephone us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Waddington. Conveyancing will be smoother if you use a solicitor in Waddington especially if they are familiar with such properties in Waddington.
Last October I purchased a leasehold property in Waddington. Do I have any liability for service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Leasehold Conveyancing in Waddington - A selection of Questions you should ask before Purchasing
Its a good idea to find out as much as possible about the managing agents as they will affect your use and enjoyment of the property. As the owner of a leasehold property you are frequently in the clutches of the managing agents from a financial perspective and when it comes to day to day matters like the cleanliness of the common parts. Ask other tenants whether they are happy with them. On a final note, be sure you discover the dates that the maintenance fees are due to the appropriate party and precisely what you get for your money. The best form of lease structure is a share of the freehold. In this scenario the tenants benefit from being in charge if their destiny and even though a managing agent is usually retained where the building is bigger than a house conversion, the managing agent is directed by the tenants. Many Waddington leasehold apartments will have a service bill for maintenance of the building set on behalf of the landlord. Where you buy the property you will have to pay this liability, normally periodically accross the year. This may differ from several hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. There will also be a rentcharge to be met yearly, this is usually not a exorbitant sum, say around £50-£100 but you should to enquire it because occasionally it can be prohibitively expensive.