We note that you have a post code search directory identifying law firms on the Yorkshire BS conveyancing panel. Do firms pay you a commission if I appoint them for our own conveyancing in Benson?
We are a listing service only for law firms wishing to communicate if they are on the Yorkshire BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Benson.
My grandmother passed away last year and as sole heir and executor I was left the house in Benson. The house had a relatively small loan left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this allowed?
Given you plan to refinance then Virgin Money will insist on your using a conveyancer on the Virgin Money 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 Virgin Money 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 Virgin Money mortgage is registered as a charge at the Land Registry.
I have paid off my mortgage with Santander. I assume I don't need a Benson property lawyer on the Santander panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I am currently in the process of buying my council flat in Benson. I have a mortgage agreed with Nationwide. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
I was told three weeks ago that my mortgage has been agreed to by Yorkshire BS. Is it usual for Yorkshire BS to only issue the offer once my solicitor in Benson is approved on their conveyancing panel? Yorkshire BS 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 Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have recentlybeen informed that Wolstenholmes have been shut down. They carried out my conveyancing in Benson for a purchase of a freehold house 18 months ago. How can I check that my home is not still registered in the name of the former proprietor?
The easiest method to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Benson conveyancing specialists.
I am 18 days into a leasehold purchase having been directed to a firm by the high street agent to carry out the conveyancing in Benson. I am am very dissatisfied with the quality of service. Can you help me find new solicitors?
They would need to be very poor in order to consider replacing them. Has your mortgage been generated? If so you will need to advise them of the new contact details and ensure the offer are re-sent. The conveyancer needs to be on the banks panel to avoid escalating charges and delays. That should be your first question of the new conveyancers. Our find a solicitor tool can assist you in finding a lender approved conveyancer for your conveyancing in Benson
I am hoping to complete next month on a garden flat in Benson. Conveyancing solicitors have said that they will have a report out to me on Monday. What should I be looking out for?
The report on title for your leasehold conveyancing in Benson should include some of the following:
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if lease caters for for a reserve account for major works? You should have a good understanding of the building insurance provisions specifics of the parties to the lease, for example these could be the lessee, superior lessor, landlord The total extent of the demise. This could be the apartment itself but might incorporate a roof space or cellar if appropriate. Alterations to the flat
I bought a ground floor flat in Benson, conveyancing having been completed January 1999. 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 Benson with a long lease are worth £206,000. The ground rent is £45 per annum. The lease comes to an end on 21st October 2092
With just 66 years left to run we estimate the price of your lease extension to range between £11,400 and £13,200 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.