I am not well enough to travel far from Whitmore. Please explain the reason why all Whitmore property lawyers are not on all mortgage company panels?
Pre- 2008 most banks displayed an attitude to risk which differs from the current day. The Financial Services Authority in 2010 instigated a thematic review into property fraud which in summary warned lenders: know the lawyers on your panel. As a result, mortgage companies have since requiredmore data from law firms about their processes and the individuals who work for them and set certain criteria such as completing a minimum volume of transactions. Thousands of firms have been excluded from lender panels even though they had an exemplary disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms found it impossible satisfy the criteria of volume of transactions the lenders set.
My aunt passed away 10 months ago and as sole heir and executor I was left the property in Whitmore. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to TSB, pay off the mortgage. Is this possible?
Where you plan to re-mortgage 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.
If you had a top tip for choosing a conveyancing solicitor in Whitmore what would it be?
It would be unwise to be tempted by the lowest Whitmore 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.
Planning on purchasing a house in Whitmore. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Whitmore property lawyer is on the Bank of Ireland conveyancing panel.
Aldermore have agreed my home loan in principle, my offer on a house in Whitmore has been accepted, what are the next steps?
Your estate agent will need to know who your solicitors are (ensure that the conveyancers are on the lender’s approved list). Call up Aldermore or your broker and complete any relevant documentation. Aldermore will appoint a valuer who will get in contact with the selling agent or vendor to arrange an appointment. Once carried out (assuming no problems) it takes on average a week to receive the mortgage offer. Aldermore will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Whitmore.
About to purchase a new build apartment in Whitmore. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Whitmore
-
Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan. Please confirm the Lease plans are architect prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
I have been on the look out for a leasehold apartment up to £235,500 and identified one near me in Whitmore I like with amenity areas and transport links nearby, however it only has 49 remaining years left on the lease. I can't really find anything else in Whitmore suitable, so just wondered if I would be making a grave error acquiring a short lease?
Should you require a home loan that many years will likely be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of twenty four months you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.
My business partner and I are wishing to lease a unit on a shopping parade. Can you recommend conveyancers offering no-sale-no costs for non-domestic conveyancing in Whitmore for below £1,200?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Whitmore, including the disposal and acquisition of businesses as well as simply premises. Whether you are intending to buy or sell a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right firm. As for the charges these will vary based on the structure and terms of the proposed transaction. Let us have your contact information or email us so that we may supply you with comprehensive commercial conveyancing quote.