My grandfather passed away last year and as sole heir and executor I was left the property in Bridport. 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 Santander, pay off the mortgage. Is this possible?
Where you plan to re-mortgage then Santander will require that you use a conveyancer on the Santander 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 Santander 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 Santander mortgage is registered as a charge at the Land Registry.
is it true that all Bridport solicitors on the Clydesdale conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Clydesdale conveyancing panel they would need to be regulated by the SRA. Many lenders do list licenced conveyancers on their panel and in that case the organisation would be regulated by the Council of Licensed Conveyancers.
I was told three weeks ago that my mortgage has been agreed to by Leeds Building Society. Is it usual for Leeds Building Society to only issue the offer once my solicitor in Bridport is approved on their conveyancing panel? Leeds Building Society have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.
Leeds Building Society have agreed my home loan in principle, my bid on a property in Bridport has been agreed to, what happens next?
Your estate agent will want to know who your solicitors are (make sure the conveyancers are on the lender’s approved list). Telephone Leeds Building Society or the broker and complete any relevant documentation. Leeds Building Society will sellect a valuer who will get in touch with the selling agent or owners to schedule a time for the valuation to happen. Once conducted (assuming no problems) it takes on average a week to get a mortgage offer. Leeds Building Society will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Bridport.
I completed on my flat on 5 August and my personal details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Bridport advises it should be registered in less than a month. Are properties in Bridport uniquely lengthy to register?
There is nothing unique about conveyancing in Bridport registration formalities. Rather than based on location, timescales can vary depending on the party submitting the application, whether there are errors and if the Land registry need to notify any other parties. As of today approximately three quarters of submission are completed within 12 days but some can be subject to longer delays. Registration is effected after the new owner is living at the premises thus an expedited registration is not always primary concern but if it is urgent that the the registration takes place urgently then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.
I am buying a new build flat in Bridport. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Bridport
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Bridport is where the house is located. Can you offer any guidance?
Flying freeholds in Bridport are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bridport you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bridport may decide 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 property.
Should I use a Bridport conveyancing solicitor who is local to the property I am hoping to buy? An old friend can deal with the legal work however his firm is located 200kilometers drive away.
The primary upside of using a local Bridport conveyancing practice is that you can pop in to sign documents, deliver your ID and apply pressure on them where appropriate. They will also have local insight which is a plus. However nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and on the whole were content that must surpass using an unknown Bridport conveyancing lawyer solely due to them being based in the area.