Some advice if I may. My Walton solicitor is advising me that he has toorder Walton conveyancing searches asthe firm are on the Santandersolicitor panel. Is this really necessary?
You have limited options available to you. As you are obtaining a home loan with a mortgage company your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Walton conveyancing searches.
My grandfather passed away last year and as sole heir and executor I was left the house in Walton. The house had a small mortgage left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this allowed?
Given you plan to refinance then Bank of Ireland will require that you use a conveyancer on the Bank of Ireland 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 Bank of Ireland 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 Bank of Ireland mortgage is registered as a charge at the Land Registry.
My father advised me that in purchasing a property in Walton there may be a number of restrictions preventing external changes to the property. Is this right?
There are anumerous of properties in Walton which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Walton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My partner and I have organised a further advance on our mortgage from Co-operative as we wish to carry out improvements to our home in Walton. Do we need to appoint a local Walton solicitor on the Co-operative conveyancing panel to handle the paperwork?
Co-operative would not normally appoint firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative conveyancing panel.
I am due to exchange contracts on my flat. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Barclays are being problematic. The Walton solicitor who is on the Barclays conveyancing panel is saying indemnity insurance will be fine but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays 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.
2 months have elapsed following my purchase conveyancing in Walton completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the input of my in-laws I had a survey completed on a house in Walton before appointing lawyers. I have been told that there is a flying freehold element to the property. My surveyor has said that some lenders tend not give a mortgage on such a home.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Birmingham Midshires. If you call us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Walton. Conveyancing may be slightly more expensive based on your lender's requirements.
In surfing the web for the phrase cheap conveyancing in Walton it reveals numerous conveyancerslocally. How do I determine which is the suitable solicitor for purchase transaction?
The preferential way of finding a suitable conveyancer is through a personal referral, so seek the counsel of colleagues and those you trust who have purchased a property in Walton or the local estate agent or financial adviser. Costs for conveyancing in Walton differ, so it's advisable to secure a minimum of three quotes from different law firms. Be sure to secure confirmation what costs in the quote includes.