I do hope you can help me. My West Green solicitor is assuring me that he has toconduct West Green conveyancing searches asthe firm are on the Lloydsconveyancing panel. These West Green checks cost a lot of money can this be avoided?
Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor 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 conditions . Even if you were a cash buyer you would be ill advised not to carry out West Green conveyancing searches.
My uncle passed away six months ago and as sole heir and executor I was left the house in West Green. The house had a relatively small loan left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to TSB, pay off the mortgage. Is this allowed?
Given you plan to refinance then TSB will require that you use a conveyancer on the TSB 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 TSB 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 TSB mortgage is registered as a charge at the Land Registry.
Is it necessary to pay for insurance to protect me from financial exposure to chancel repairs when purchasing a house in West Green?
Unless a prior purchase of the premises completed after 12 October 2013 you may expect lawyers carrying out conveyancing in West Green to remain recommending a chancel search and or chancel repair liability insurance.
How does conveyancing in West Green differ for new build properties?
Most buyers of new build or newly converted property in West Green come to us having been asked by the seller to sign contracts and commit to the purchase even before the premises is built. This is because house builders in West Green usually buy the site, 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 West Green or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what should have been a quick, no chain conveyancing. West Green is where the house is located. Is there any advice you can give?
Flying freeholds in West Green are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside West Green 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 West Green 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 residence.
How do I identify a West Green solicitor on the The Mortgage Works conveyancing panel? I have a car and am happy to travel upto 10miles to meet the solicitor.
You can use the facility on this page. Please choose the lender and your location and you will see a number of West Green conveyancing lawyers locally. We have listed some West Green conveyancing firms towards the end of this page and you can contact them to verify if they are on the The Mortgage Works member panel