Do banks and building societies provide you with an approved list of Cannock conveyancing solicitors? How do you know who is on the HSBC conveyancing panel?
Cannock conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
My grandmother passed away last year and as sole heir and executor I was left the house in Cannock. The house had a small mortgage left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to TSB, pay off the mortgage. Is this allowed?
If you plan to re-mortgage then TSB will require that you use a conveyancer on the TSB 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 TSB 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 TSB mortgage is registered as a charge at the Land Registry.
My wife and I buying a victorian detached house in Cannock. The intention is to an extension at the rear at the house.Will legal due diligence on the property involve investigations to ascertain if these alterations are permitted?
Your conveyancer will review the deeds as conveyancing in Cannock will occasionally identify restrictions in the title deeds which restrict certain alterations or necessitated the consent of a 3rd party. Many extensions require local authority planning permissions and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these things with a surveyor before you commit yourself to a purchase.
I have paid off my mortgage with Santander. I assume I don't need a Cannock property lawyer on the Santander panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I can not fathom if my mortgage offer requires a lease extension. I have telephoned my Cannock building society branch on various occasions and was informed it wasn't a problem and they will lend. My Cannock conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the solicitor is on the lender approved list, she or he must adhere to the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
My husband and I are new on the property ladder - agreed a price, yet the agent informed us that the vendor will only issue a contract if we appoint their recommended lawyers as they want an ‘expedited deal’. We would rather use a local conveyancer with experience of conveyancing in Cannock
We suspect that the owner is not behind this demand. If they want ‘a quick sale', alienating a serious buyer is likely to cause more damage than good. Avoid the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you intend to use your own,trusted Cannock conveyancing solicitors - rather thanthe ones that will earn the negotiator at the agency a kickback or hit his conveyancing figures set by senior management.
Do you have any top tips for leasehold conveyancing in Cannock from the perspective of speeding up the sale process?
- A significant proportion of the delay in leasehold conveyancing in Cannock can be reduced where you get in touch lawyers the minute you market your property and request that they start to collate the leasehold information which will be required by the purchasers’ solicitors. In the event that you altered the property did you need the Landlord’s approval? Have you, for example installed wooden flooring? Cannock leases often stipulate that internal structural alterations or addition of wooden flooring require a licence issued by the Landlord consenting to such changes. Should you dont have the paperwork to hand you should not contact the landlord without checking with your lawyer first. You may think that you are aware of the number of years left on your lease but it would be advisable double-check by asking your conveyancers. A buyer’s lawyer will not be happy to advise their client to where the lease term is less than 75 years. In the circumstances it is important at an as soon as possible that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. If you have the benefit of shareholding in the Management Company, you should make sure that you hold the original share certificate. Organising a new share certificate can be a time consuming process and delays many a Cannock conveyancing transaction. Where a reissued share is needed, do contact the company director and secretary or managing agents (where relevant) for this sooner rather than later.
Cannock Leasehold Conveyancing - Examples of Questions you should consider before Purchasing
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Is the freehold reversion owned jointly by the tenants? Does this lease have more than 90 years left? On the whole the outlay for major works are not included within service charges, albeit that some managing agents in Cannock require leaseholders to contribute towards a reserve fund and this is used to offset against larger works.
Is there an average conveyancing fee for conveyancing in Cannock?
The average cost last year for conveyancing in Cannock was just under one thousand five hundred pounds not including Land Tax and Land Registry fees.