I have given 8 weeks notice to my current landlord and must vacate my let out property in Cricklade by the end of next month. Conveyancing on my purchase is progressing. Can I complete in a couple of weeks as I wish to avoid having to move into short term accommodation?
The normal practice is not to serve notice for your tenancy unless your lawyer suggests that you should. Assuming that you have not previously done so, speak to your solicitor and request that they apply pressure on the other lawyers, try to an acceptable time-line that all parties will look to achieve
My grandmother passed away 10 months ago and as sole heir and executor I was left the house in Cricklade. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Barclays, pay off the mortgage. Is this possible?
Where you plan to re-mortgage then Barclays will require that you use a conveyancer on the Barclays 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 Barclays 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 Barclays mortgage is registered as a charge at the Land Registry.
My partner and I have organised a further advance on our home loan from Santander as we intend to conduct renovations to our property in Cricklade. Do we need to choose a local Cricklade solicitor on the Santander conveyancing panel to deal with the paperwork?
Santander don't usually instruct firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander panel.
Completion of my purchase has taken place for my property in Cricklade. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am selling my apartment. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, HSBC are being difficult. The Cricklade solicitor who is on the HSBC conveyancing panel is happy to accept ‘lack of building regulation’ insurance but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Cricklade is the location of the property. What do you suggest?
Flying freeholds in Cricklade are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Cricklade you must be sure that your lawyer goes 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 Cricklade 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 residence.
My husband and I are a couple of weeks into a leasehold purchase having been referred to solicitors by the estate agent to handle our conveyancing in Cricklade. I am am starting to be frustrated with the level of service. Could you you assist me in finding new conveyancers?
A solicitor would have to be very bad in order to consider diss instructing them. Has the mortgage been issued? If so you need to make them aware of the new solicitor and get the loan are re-sent. The solicitor ideally should be on the mortgage company panel to avoid escalating expenses and delays. So that should be your starting point. The search tool should help you find a lender approved conveyancer for your home move in Cricklade
My husband and I are planning to purchase a four room bungalowin Cricklade with a residential mortgage from a bank. We wish to instruct our lawyer in Cricklade but our bank says she’s not listed on their "panel". We have to appoint from the our lender panel firms or keep our Cricklade solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The bank mortgage issued is subject to conditions, one of which will be that lawyers will on the lender's conveyancing panel. Until recently, most mortgage companies had large numbers of law firms on their panels, including many conveyancing solicitors in Cricklade : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for your mortgage company.