At what point can the exchange of contracts take place for residential conveyancing in Beaminster and do I need to be at the lawyers office?
If you are near to one of the conveyancing solicitors in Beaminster you are welcome to attend to sign the paperwork. That being said, the lender approved solicitors we work with provide a countrywide conveyancing service and provide as equally detailed and professional a job for you when dealing with you by post or email. The executing of the purchase agreement is not when everything is set in stone. Signing on the dotted line is just a prerequisite for the firm to address the formalities at the appropriate time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Beaminster)to be in the office available at the end of the phone to exchange contracts.
My grandmother passed away six months ago and as sole heir and executor I was left the house in Beaminster. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Barclays, pay off the mortgage. Is this allowed?
Given you intend to refinance then Barclays will require that you use a conveyancer on the Barclays 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 Barclays 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 Barclays mortgage is registered as a charge at the Land Registry.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Beaminster?
There are two types of lawyers who can do conveyancing in Beaminster namely licenced conveyancers or solicitors. Both professionals administer the legal services that you need to complete the sale or purchase of property. They are both required to carry out Beaminster conveyancing on similar quality and guidelines so you may be sure that your conveyancing will be professionally carried out and that all requirements and steps should be suitably taken.
I have paid off my mortgage with Skipton. I assume I don't need a Beaminster lawyer on the Skipton panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
I recently had an offer agreed on a house in Beaminster. My mortgage broker recommended their conveyancers. I paid an upfront payment of £200. Shortly after, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
The deeds to my property are lost. The solicitors who did the conveyancing in Beaminster 4 years ago are no longer around. What are my next steps?
As long as you have a registered title the information relating to your ownership will be recorded by HMLR under a Title Number. It is easy to carry out a search at the Land Registry, locate your house and obtain current copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will usually hold a certified duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Beaminster is the location of the property. Can you offer any advice?
Flying freeholds in Beaminster are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Beaminster you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Beaminster may determine 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.
I only have 68 years unexpired on my flat in Beaminster. I now want to get lease extension but my landlord is absent. What should I do?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to prove that you or your lawyers have made all reasonable attempts to locate the landlord. On the whole a specialist should be helpful to try and locate and to produce an expert document which can be used as proof that the freeholder is indeed missing. It is wise to seek advice from a property lawyer in relation to proving the landlord’s disappearance and the application to the County Court covering Beaminster.
Beaminster Leasehold Conveyancing - Sample of Queries before buying
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How much is the ground rent and service charge? If a Beaminster lease has no more than eighty years it will impact the value of the flat. Check with your lender that they are content with the length of the lease. A short lease means that you will probably need a lease extension sooner rather than later and you need to have some idea of how much this would cost. For most Beaminsterlease extensions you would need to own the residence for 24 months before you are legally able to extend the lease. How is the lease structured?