I am obtaining a mortgage offer from Nat West. I would like to retain the legal services of a Licensed Conveyancer in Badsey. Does the Nat West Conveyancing panel exclude conveyancers regulated by the CLC?
The Nat West conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
My husband and I are only a couple days away from an exchange on a property in Badsey and my parents have sent the 10% deposit to my conveyancing practitioner. I am now informed that as the deposit has been sent from someone other than me my solicitor needs to disclose this to my bank. Apparently, in also acting for the mortgage company he must inform them that the balance of the purchase price is coming from anyone other than me. I informed the mortgage company about my parents' contribution when I applied for the home loan, so is it really necessary for this now to hold matters up?
Your property lawyer is obliged to check with lender to ensure that they know that the balance of the purchase price is not from your own resources. The solicitor can only notify this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
My uncle passed away last year and as sole heir and executor I was left the property in Badsey. The house had a relatively small loan left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this allowed?
Given you intend to refinance 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.
My wife and I buying a detached bungalow in Badsey. We would like to an extension at the rear at the house.Will legal due diligence on the property involve investigations to ascertain if these works are prohibited?
Your property lawyer should review the registered title as conveyancing in Badsey can occasionally identify restrictions in the title documents which prevent certain works or require the permission of another owner. Certain works call for local authority planning consent and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
We previously chose conveyancing lawyers locally in Badsey on the Yorkshire BS solicitor panel. They are now charging me a supplemental charge for the legal aspects of the Yorkshire BS mortgage. Is this a supplemental conveyancing fee set by Yorkshire BS?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your conveyancer is entitled to levy a fee for this. The fee is not set by Yorkshire BS but by your Badsey lawyer. Plenty of firms on the Yorkshire BS panel will quote ’dealing with mortgage’ fee but some firms incorporate it on their overall fee.
My wife and I are in the process of viewing apartments in Badsey and I am about to put in an offer. Is it too early to have a solicitor in place? I will be getting a mortgage with Bank of Ireland.
It would be prudent to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. As you are obtaining a mortgage with Bank of Ireland, ask your prospective lawyers if they are on the Bank of Ireland conveyancing panel otherwise they can't do the mortgage legal work.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a quick, chain free conveyancing. Badsey is where the house is located. What do you suggest?
Flying freeholds in Badsey are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Badsey you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Badsey may ascertain 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.
What does commercial conveyancing in Badsey cover?
Non domestic conveyancing in Badsey incorporates a broad range of services, provided by qualified solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.