My uncle passed away 10 months ago and as sole heir and executor I was left the property in Bexley. The house had a relatively small loan remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Lloyds, pay off the mortgage. Is this possible?
Given you plan to re-mortgage then Lloyds will insist on your using a conveyancer on the Lloyds 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 Lloyds 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 Lloyds mortgage is registered as a charge at the Land Registry.
Me and my partner are buying a property in Bexley. I might seem paranoid but how we can trust a conveyancer? At some point we will need to send funds into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Are all Bexley Conveyancing Quality Solicitors on the Skipton conveyancing list of approved practices?
Some major banks and building societies now utilise CQS as the starting point for Panel approval 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 firms wishing to join their approved list of firms.
How can we tell if a Bexley conveyancing solicitor on the Yorkshire BS panel is any good?
When it comes to conveyancing in Bexley seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer carrying out your transaction.
I bought my home on 10 May and the transaction details is yet to be registered. Should I be concerned? My conveyancing solicitor in Bexley expressed confidence that it would be concluded in less than a month. Are properties in Bexley uniquely lengthy to register?
As far as conveyancing in Bexley registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can adjust according to the party submitting the application, whether there are errors and whether the Land registry communicate with any other persons or bodies. As of today approximately three quarters of submission are fully dealt with within 12 days but occasionally there can be protracted hold-ups. Registration occurs after the buyer is living at the property so 'speed' is not usually primary concern yet if it is urgent that the the registration takes place urgently then you or your conveyancer should communicate with the Registry to express the reasoning for the application to be prioritised.
I'm buying a new build house in Bexley with the aid of help to buy. The sellers would not move on the price so I negotiated £7000 of additionals instead. The house builders rep suggested that I not reveal to my lawyer about this deal as it could affect my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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 advised by a number of property agents in Bexley to get a quote from a conveyancer using your seach tool. Is there a financial inducement for Estate Agents to offer your services over and above alternative conveyancing organisations?
We don’t make any financial incentive for sending work to this site. We found it would be just too difficult to pay a commission because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
We are 18 days into a residential purchase having been referred to solicitors by the high street agent to carry out the conveyancing in Bexley. I am am very dissatisfied with the level of service. Can you you assist me in finding new lawyers?
They would have to be very bad to suggest diss instructing them. Has the mortgage offer been issued? In the event that it has you will need to inform them of the replacement lawyer and ensure the mortgage documents are issued to the new lawyers. Your new conveyancer should be on the mortgage company panel to avoid supplemental fees and complications. That should be your starting point. Our search tool should help you find a lender approved lawyer for your conveyancing in Bexley