Am I correct in assuming that the fact that my conveyancer in Cross Hands is not on my lender's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Cross Hands conveyancing firm and ask them why they are no longer on the approved list for your bank.
My grandfather passed away 10 months ago and as sole heir and executor I was left the property in Cross Hands. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this possible?
If you intend to re-mortgage then Kent Reliance will insist on your using a conveyancer on the Kent Reliance 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 Kent Reliance 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 Kent Reliance mortgage is registered as a charge at the Land Registry.
My wife and I have a 4 bedroom Georgian property in Cross Hands. Conveyancing solicitor acted for me and Santander. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the matching property. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cross Hands and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with your conveyancing practitioner who conducted the conveyancing.
How does conveyancing in Cross Hands differ for new build properties?
Most buyers of new build property in Cross Hands approach us having been asked by the developer to sign contracts and commit to the purchase even before the property is finished. This is because house builders in Cross Hands typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Cross Hands or who has acted in the same development.
I have been on the look out for a leasehold apartment up to £235,500 and found one near me in Cross Hands I like with a park and transport links in the vicinity, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Cross Hands suitable, so just wondered if I would be making a mistake buying a short lease?
If you require a home loan that many years will be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least twenty four months you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.
How and when do I cover the costs of the Stamp Duty Land Tax due for my purchase in Cross Hands?
Your conveyancing practitioner will fill out a stamp duty return for you during your Cross Hands conveyancing transaction for you to sign. After completion your conveyancing practitioner will submit the STL application to the Inland Revenue and - as long as they have the funds - pay any land tax payable for you.