Can I use your services to recommend a Conveyancing solicitor in Benson even where I’m not buying or selling a house, for example if I intend to buy an office in Benson with a loan from Barclays Direct?
Our search tool is primarily there to select residential conveyancing solicitors in Benson but we have listed at the bottom of this page some Benson commercial conveyancing firms. You should enquire with the solicitors directly to see if they can also act for Barclays Direct
My aunt passed away last year and as sole heir and executor I was left the property in Benson. The house had a relatively small loan remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Skipton, pay off the mortgage. Is this allowed?
Where you intend to refinance then Skipton will insist on your using a conveyancer on the Skipton 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 Skipton 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 Skipton mortgage is registered as a charge at the Land Registry.
I'm the single beneficiary of my late mum's will with all property in now in my sole name, including the my former home in Benson. The Benson property was put into my name in August. I want to move. I do know about the CML six month 'rule', meaning my proprietorship will be considered the same way as if I'd bought the house in August. Do I have to wait 6 months to sell?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. How practical a view lenders take of it, depend on the lender as this provision principally exists to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.
My wife and I have organised a further advance on our home loan from Clydesdale as we intend to conduct improvements to our home in Benson. Are we obliged to appoint a local Benson solicitor on the Clydesdale conveyancing panel to deal with the legals?
Clydesdale would not normally appoint firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale list.
Leeds Building Society have agreed my mortgage in principle, my bid on a apartment in Benson has been accepted, what happens next?
The estate agent will wish to be advised as to your property lawyer's details (be sure the property lawyers are on the lender’s panel). Call up Leeds Building Society or the financial adviser and complete any outstanding forms. Leeds Building Society will sellect a valuer who will get in contact with the estate agent or owners to arrange a slot for the valuation to happen. Once carried out (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Leeds Building Society will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Benson.
I am close to exchanging contracts on the sale of our property in Benson and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any high street Benson conveyancer would know this is not the case. For the life of me I don't know why the purchasers are using a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Benson. We have lived in Benson for three years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain confirmation need.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I am buying my first flat in Benson with a mortgage from Halifax. The builders refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not inform my solicitor about the deal as it could impact my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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 have been on the look out for a leasehold apartment up to £195,000 and found one near me in Benson I like with a park and station nearby, the downside is that it only has 49 remaining years left on the lease. I can't really find anything else in Benson in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a mortgage the shortness of the lease will likely be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer about this.