I happen to be the only beneficiary of my late father’s estate and I have everything in my name now, including the house in Binfield. Conveyancing formalities meant that the Land Registry date was in December. I want to move. I understand that there is a CML 6 month 'rule', which means that my proprietorship could be regarded the same way as if I'd bought the property in December. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. How sensible a view banks take of it, depend on the bank as this obligation chiefly exists to identify subsales or the wholesaling and assigning of property.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Binfield conveyancing practitioner on the Clydesdale panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale 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 Clydesdale mortgage from the register. Clydesdale, 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 Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
My offer was accepted on an apartment in Binfield on 3/12/2025, valuation was booked five days later, received a clean bill of health. Property lawyer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Lloyds and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Lloyds conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have todaybecome aware that Stirling Law have been shut down. They conducted my conveyancing in Binfield for a purchase of a freehold house 12 months ago. How can I check that the property is registered correctly in the name of the previous owner?
The quickest way to check if the premises is in your name, you can carry out 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 Binfield conveyancing specialists.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Binfield is where the house is located. Can you shed any light on this issue?
Flying freeholds in Binfield are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Binfield you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Binfield may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
How simple is it to use the search app to get a costs illustration from a conveyancing practitioner in Binfield on the authorised to act for my bank?
First select a lender such as Yorkshire Building Society, Coventry Building Society or Clydesdale then choose your preferred area for instance Binfield. Conveyancing firms in Binfield and across England and Wales should be shown.
Am I best advised to instruct a Binfield conveyancing practitioner in close proximity to the house I am purchasing? I have an old university friend who can execute the conveyancing but they are based 400miles drive away.
The benefit of a local Binfield conveyancing practice is that you can visit the firm to sign paperwork, present your identification documents and apply pressure on them if necessary. Having local Binfield know how is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and the majority were content that must outweigh using an unknown Binfield conveyancing lawyer solely due to them being local.
My wife and I purchased a leasehold house in Binfield. Conveyancing and Chelsea Building Society mortgage are in place. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1993. The conveyancing solicitor in Binfield who acted for me is not around. What should I do?
First contact HMLR to make sure that the individual claiming to own the freehold is in fact the new freeholder. You do not need to incur the fees of a Binfield conveyancing firm to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I invested in buying a basement flat in Binfield, conveyancing having been completed 3 years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Binfield with a long lease are worth £202,000. The ground rent is £60 invoiced every year. The lease finishes on 21st October 2083
With only 57 years left to run the likely cost is going to range between £28,500 and £33,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.