My aunt passed away 10 months ago and as sole heir and executor I was left the property in Berrylands. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Principality, pay off the mortgage. Is this possible?
Where you intend to re-mortgage then Principality will require that you use a conveyancer on the Principality 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 Principality 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 Principality mortgage is registered as a charge at the Land Registry.
Is there a list of Nationwide panel conveyancers in Berrylands on the Council of Mortgage Lender’s Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. A small selection of lenders make their panel listings visible over the internet. If you are looking for a Berrylands conveyancer on the Nationwide please use our tool.
I am buying a property in Berrylands. An unusual aspect is that the roof has a solar panel. Santander have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Santander your lawyer must follow the conveyancing instructions set out in Section two of UK Finance Lenders’ Handbook for Santander. The CML Handbook includes minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Santander where a lease fails to comply with these provisions. The requirements relate to the installation of panels on properties in England and Wales and is not limited to Berrylands.
About to purchase house in Berrylands. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Barclays conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Berrylands lawyer is on the Barclays conveyancing panel.
Despite weeks of looking the Title Certificate and documents to our home are lost. The solicitors who did the conveyancing in Berrylands 4 years ago have long since closed. What do I do?
Assuming the title is registered the details of your proprietorship will be retained by the Land Registry under a Title Number. It is easy to conduct a search at the Land Registry, locate your property and obtain current copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will in most cases retain a file duplicate of the Registered Lease and again, a copy can be obtained for twenty pounds.
I am looking for a leasehold apartment up to £305k and found one round the corner in Berrylands I like with amenity areas and transport links nearby, however it's only got 51 remaining years left on the lease. There is not much else in Berrylands in this price bracket, so just wondered if I would be making a grave error buying a short lease?
If you require a mortgage that many years may be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
How do I use your search tool to select a conveyancing practitioner in Berrylands on the approved list for my lender?
First choose a bank such as Yorkshire Building Society, Barnsley Building Society or Britannia then specify your preferred area such as Berrylands. Conveyancing practices in Berrylands and beyond should be identified.
My wife and I have instructed a Berrylands conveyancing solicitor for our home move (first time buyers) and have spotted in the terms and conditions that they are not governed by the Financial Conduct Authority. Am I right to be concerned or is that usually the case with property lawyer?
We can't see why they should be. Most conveyancing practitioner don't lend money. They will be governed by the Solicitors Regulation Authority, who have strict rules covering amounts deposited by them.