Having sold my house in Cranford last July but our buyer keeps texting me complaining that his lawyer is waiting to hear from mine. What are the post completion sale formalities following completion?
After completion of your house sale your solicitor should send the transfer documentation and all of the paperwork to the buyer’s lawyers. If applicable, your solicitor should also evidence that the legal charge in favour of the lender has been repaid to the purchasers lawyers. There are no post completion tasks peculiar conveyancing in Cranford.
My grandfather passed away 10 months ago and as sole heir and executor I was left the property in Cranford. The house had a relatively small loan left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this possible?
Given you intend to re-mortgage then Virgin Money will insist on your using a conveyancer on the Virgin Money 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 Virgin Money 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 Virgin Money mortgage is registered as a charge at the Land Registry.
Can I be sure that the Cranford conveyancing solicitor on the Coventry BS panel is any good?
When it comes to conveyancing in Cranford obtaining 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 which is cheap as chips. We would always advocate that you speak with the lawyer conducting your transaction.
I have paid off my mortgage with Santander. I assume I don't need a Cranford property lawyer on the Santander panel to remove 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
At last I have had an offer on a maisonette in Cranford accepted, the vendors do however have a dependent purchase. The owners have put an offer on on an apartment, however it’s not yet tied up, and are looking at other apartments booked. I have selected a local conveyancing solicitor in Cranford. What should be my next step? When should I get the mortgage application with Leeds Building Society going?
It is usual to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is approx £1k, then valuation, Cranford conveyancing search charges, etc). First, you must check that your conveyancer is on the Leeds Building Society approved list. Concerning the subsequent phase this very much dictated by the specifics of your transaction, desire for this property and on the state of the market. In a hot market the majority of home buyers will apply for a home loan with Leeds Building Society and pay for the valuation and only if it comes back ok would they pay their conveyancing practitioner to move forward with searches.
I used Action Conveyancing a few years ago for my conveyancing in Cranford. I now require my file however the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Cranford of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking for a leasehold apartment up to £305k and identified one round the corner in Cranford I like with amenity areas and transport links nearby, however it's only got 49 remaining years left on the lease. I can't really find anything else in Cranford for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a home loan that many years will be an issue. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.
My company is hoping to take an assignment of a lease of an office on a shopping parade. Can you recommend solicitors offering no-move-no charges for commercial conveyancing in Cranford for less than 2k?
We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Cranford, including the disposal and purchase of businesses as well as simply premises. If you are hoping to buy or dispose of a shop, pub, restaurant, office, retail premises or a complete business we can find you the right lawyer. Regarding the costs these will vary based on the structure and nuances of the deal. Please provide us with your contact information or email us so that we may provide you with comprehensive commercial conveyancing calculation.