My aunt passed away six months ago and as sole heir and executor I was left the house in Becontree Heath. The house had a relatively small loan remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this allowed?
If you intend to re-mortgage then HSBC will insist on your using a conveyancer on the HSBC 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 HSBC 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 HSBC mortgage is registered as a charge at the Land Registry.
Are all Becontree Heath Conveyancing Quality Solicitors on the Kent Reliance conveyancing panel?
Some major lenders now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
We had appointed conveyancers located in Becontree Heath on the Kent Reliance solicitor panel. They are now charging me a further sum for handling the Kent Reliance mortgage. Is this an additional conveyancing fee set by Kent Reliance?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your solicitor is entitled to levy a fee for this. This charge is not dictated by Kent Reliance but by your Becontree Heath solicitor. Plenty of firms on the Kent Reliance panel will charge an ‘acting for lender’ fee and others do not.
I was told four weeks ago that my mortgage has been agreed to by HSBC. Is it usual for HSBC to only issue the offer once my solicitor in Becontree Heath is approved on their conveyancing panel? HSBC have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.
I completed on my home on 16 April and the transaction details is not yet registered. Any reason for this? My conveyancing solicitor in Becontree Heath advises it would be dealt with in less than a month. Are properties in Becontree Heath particularly slow to register?
As far as conveyancing in Becontree Heath is concerned, registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timescales can differ according to who lodges the application, whether there are errors and whether the Land registry need to notify any interested parties. At present roughly three quarters of submission are fully dealt with in less than three weeks but some can be subject to longer delays. Registration is effected after the new owner is living at the property therefore an expedited registration is not usually an essential issue yet if it is urgent that the the registration takes place urgently then you or your conveyancer could contact the land registry and explain the circumstances.
We are four weeks into a freehold purchase having been directed to solicitors by the high street agent to carry out the conveyancing in Becontree Heath. I am am extremely frustrated with the quality of service. Can you you assist me in finding new lawyers?
A lawyer would have to be very bad in order to consider replacing them. Has your mortgage offer been issued? If so you need to inform them of the new lawyer and get the mortgage documents are issued to the new lawyers. Your new conveyancer needs to be on the mortgage company panel to avoid supplemental costs and frustration. That should be your starting point. The find a solicitor tool can help you find a lender approved lawyer for your home move in Becontree Heath
Having had my offer accepted I require leasehold conveyancing in Becontree Heath. Before diving in I would like to find out the number of years remaining on the lease.
If the lease is registered - and 99.9% are in Becontree Heath - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
We have reached the end of our tether in trying to purchase the freehold in Becontree Heath. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Absolutely. We can put you in touch with a Becontree Heath conveyancing firm who can help.
An example of a Lease Extension case for a Becontree Heath property is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case was in relation to 1 flat. The unexpired term as at the valuation date was 61.36 years.
My brother is purchasing a leasehold flat in Becontree Heath. He was given a quote by the conveyancing practitioner connected to the selling agents and it came to £1385 . It was eight years ago I sold and bought a house and it cost was £just under six hundred pounds. Have charges really escalated to that extent?
What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for instance Becontree Heath searches, land registry fees, etc)