It is 10 years ago since I purchased my home in Arnos Grove. Conveyancing solicitors have just been retained on the sale but I can't find the title deeds. Is this a major issue?
Don’t worry too much. First there is a possibility that the deeds will be kept by the lender or they may be in the possession of the conveyancers who handled the purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. Most conveyancing in Arnos Grove involves registered property but in the rare situation where your home is not registered it is more tricky but is resolvable.
My uncle passed away last year and as sole heir and executor I was left the house in Arnos Grove. The house had a small mortgage remaining of approximately £4500. I want to transfer the title deeds 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.
Can you point me to a directory of TSB panel conveyancers in Arnos Grove on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. Very few lending institutions make their panel listings available over the internet. Where you are looking for a Arnos Grove conveyancer on the TSB please use our facility.
I am expecting a OIP from Skipton this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Skipton recommend any Arnos Grove solicitors on the Skipton conveyancing panel, or is it better to go independently?
You will need to appoint Arnos Grove solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
Intending to buy a apartment in Arnos Grove. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance 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 Arnos Grove solicitor is on the Kent Reliance conveyancing panel.
Me and my brother have a terraced Edwardian property in Arnos Grove. Conveyancing lawyer represented me and The Royal Bank of Scotland. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold under the exact same property. I thought I was buying a freehold how can I check?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Arnos Grove and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with your conveyancing lawyer who conducted the purchase.
I'm purchasing my first flat in Arnos Grove with a mortgage from Britannia. The sellers would not budge the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative told me not to tell my lawyer about the side-deal as it will jeopardize my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I was advised by a number of property agents in Arnos Grove to locate a conveyancer using your seach tool. What’s the financial incentive for Estate Agents to offer your services rather than alternative conveyancing organisations?
We don’t give any financial incentive for directing people our way. We thought it would be too underhand a fee because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.