My grandfather passed away last year and as sole heir and executor I was left the property in Alderley Edge. The house had a small mortgage remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this allowed?
If you intend to re-mortgage then Co-operative will require that you use a conveyancer on the Co-operative 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 Co-operative 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 Co-operative mortgage is registered as a charge at the Land Registry.
Can you point me to a directory of Yorkshire BS panel conveyancers in Alderley Edge on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association websites. A small selection of lenders make their panel listings open the public online. Where you are in need of a Alderley Edge conveyancer on the Yorkshire BS please make the most of our facility.
I was told three weeks ago that my mortgage has been agreed to by Kent Reliance. Is it usual for Kent Reliance to only issue the offer once my solicitor in Alderley Edge is approved on their conveyancing panel? Kent Reliance have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.
At last I have had an offer on an apartment in Alderley Edge agreed to, but there is a chain. The sellers have offered on a property, but it’s not been accepted yet, and are looking at other apartments booked. I have selected a local conveyancing solicitor in Alderley Edge. What do I do now? When should I get the mortgage application with TSB going?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then survey, Alderley Edge conveyancing search fees, etc). The first thing to do is ensure that your conveyancer is on the TSB conveyancing panel. As to the next phase this very much depends on the specifics of your transaction, motivation for this property and on the state of the market. During a hot market many purchasers would apply for the mortgage with TSB and arrange for the valuation and only if it was satisfactory would they pay their lawyer to proceed with the conveyancing in Alderley Edge.
I used Stirling Law several years ago for my conveyancing in Alderley Edge. I now require my papers but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Alderley Edge of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My husband and I are one month into a residential purchase having been referred to solicitors by the selling agent to carry out the conveyancing in Alderley Edge. I am am very frustrated with the level of service. Can you you assist me in finding new conveyancers?
A solicitor would need to be really poor to suggest changing them. Has your mortgage offer been sent? If so you must make them aware of the new solicitor and ensure the mortgage documents are issued to the new lawyers. Your conveyancer should be on the lenders approved list to avoid added charges and complications. So that should be your first question of the new lawyers. The find a solicitor tool can help you find a bank approved lawyer for your conveyancing in Alderley Edge
In relation to leasehold conveyancing in Alderley Edge what are the most frequent lease defects?
Leasehold conveyancing in Alderley Edge is not unique. Most leases are drafted differently and drafting errors can sometimes mean that certain provisions are missing. For example, if your lease is missing any of the following, it could be defective:
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Maintenance charge proportions which don’t add up to the correct percentage A duty to insure the building
You could have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Nationwide Building Society, Norwich and Peterborough Building Society, and Alliance & Leicester all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the buyer to withdraw.
I purchased a basement flat in Alderley Edge, conveyancing formalities finalised in 2004. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Alderley Edge with a long lease are worth £190,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease comes to an end on 21st October 2087
With only 62 years remaining on your lease we estimate the premium for your lease extension to span between £17,100 and £19,800 as well as professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.
I see that you have a search directory identifying law firms on the mortgage company conveyancing panel. Do Alderley Edge conveyancing firms pay you a commission if I retain them for my own house purchase?
We are a listing service only for law firms wishing to communicate if they are on the lender conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Alderley Edge.