My wife and I have just bought a property in Corfe Mullen. We have since encountered a number of problems with the house which we believe were missed in the conveyancing searches. Is there anything we can do? What searches should? have been carried out as part of conveyancing in Corfe Mullen?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Corfe Mullen. Conveyancing searches and due diligence undertaken during the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a property owner fills in a document referred to as a SPIF. If the information turns out to be inaccurate, you could possibly take legal action against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Corfe Mullen.
My grandmother passed away six months ago and as sole heir and executor I was left the property in Corfe Mullen. The house had a small mortgage left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this possible?
Where you intend to re-mortgage then RBS will require that you use a conveyancer on the RBS 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 RBS 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 RBS mortgage is registered as a charge at the Land Registry.
Can you point me to a directory of Kent Reliance panel solicitors in Corfe Mullen on the Council of Mortgage Lender’s Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. A small selection of mortgage companies make their panel listings visible over the internet. Where you are in need of a Corfe Mullen conveyancing practitioner on the Kent Reliance please use our facility.
We had selected conveyancing lawyers with offices in Corfe Mullen on the UBS solicitor approved list. They have just invoiced me a separate fee for the legal aspects of the UBS mortgage. Is this a supplemental conveyancing fee set by UBS?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your conveyancing practitioner is entitled to charge a fee for this. The fee is not dictated by UBS but by your Corfe Mullen solicitor. Some firms on the UBS panel will levy ’dealing with mortgage’ fee and others do not.
About to purchase flat in Corfe Mullen. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham 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 Corfe Mullen property lawyer is on the Nottingham conveyancing panel.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a simple, chain free conveyancing. Corfe Mullen is where the house is located. Is there any advice you can give?
Flying freeholds in Corfe Mullen are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Corfe Mullen you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Corfe Mullen 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 premises.
Am I right to be wary that 3rd parties that I am dealing with are encouraging me to use a national conveyancing firm as opposed to a local Corfe Mullen conveyancing company?
As with many service providers, often referrals from relatives can be most helpful. But there are numerous parties with a keen interest in a conveyancing matter; estate agents, financial adviser and lenders may put forward lawyers to use. On occasion these conveyancers might be known to one of the organisations as experts in their field, but occasionally there might be a commercial relationship behind the endorsement. You are at liberty to appoint your own conveyancer. However, bear in mind that some lenders specify a panel list of conveyancers you are obliged to use for the lender related work in your transaction.
What makes a Corfe Mullen lease unacceptable for security purposes?
There is nothing unique about leasehold conveyancing in Corfe Mullen. All leases are individual and drafting errors can result in certain clauses are erroneous. The following missing provisions could result in a defective lease:
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A provision to repair to or maintain parts of the property Insurance obligations
You could have a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Yorkshire Building Society, Leeds Building Society, and Godiva Mortgages Ltd all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, obliging the purchaser to pull out.
Leasehold Conveyancing in Corfe Mullen - A selection of Questions you should ask before Purchasing
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How long is the Lease? Plenty Corfe Mullen leasehold properties will incur a service bill for the upkeep of the building levied by the management company. If you acquire the apartment you will have to meet this amount, normally in instalments during the year. This can vary from several hundred pounds to thousands of pounds for large purpose-built buildings. In all likelihood there will be a ground rent to be met annual, this is usually not a exorbitant sum, say about £50-£100 but you should to enquire as occasionally it can be many hundreds of pounds. Does the lease have onerous restrictions?