I am hoping to receive a mortgage with Santander. My intention is to use a Licensed Conveyancer in Wisbech. Does the Santander Solicitor panel allow for conveyancers regulated by the CLC?
The Santander conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
As a novice what is the most important number one tip you can give me about purchase conveyancing in Wisbech?
You may not hear this from too many lawyers but conveyancing in Wisbech and elsewhere in Cambridgeshire is an adversarial experience. Put another way, when it comes to conveyancing there is lots of room for conflict between you and other parties involved in the legal transfer of property. For example, the seller, estate agent and sometimes the lender. Choosing a lawyer for your conveyancing in Wisbech an important selection as your conveyancer is your adviser, and is the ONE person in the process whose responsibility is to look after your best interests and to protect you.
On occasion a potential adversary may try and sway you that it is in your interests to do things their way. As an example, the property agent may claim to be assisting by suggesting your lawyer is wrong. Or your financial adviser may advise you to do something that is against your conveyancers advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
My aunt passed away 10 months ago and as sole heir and executor I was left the house in Wisbech. The house had a small mortgage left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this allowed?
If you intend to refinance then Bank of Ireland will insist on your using 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.
We are downsizing from our property in Wisbech and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used an online conveyancing outfit as opposed to a conveyancing solicitor in Wisbech. Having lived in Wisbech for 4 years we know of no issue. Is it a good idea to contact our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I am buying a new build flat in Wisbech. Conveyancing is a frightening process 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 may expect your new-build leasehold conveyancing in Wisbech
The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are architect prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I have been on the look out for a ground for flat up to £235,500 and identified one near me in Wisbech I like with open areas and transport links nearby, however it only has 52 years on the lease. I can't really find anything else in Wisbech suitable, so just wondered if I would be making a grave error purchasing a short lease?
Should you require a home loan that many years will be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you may request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.