I am getting a mortgage with Halifax. My intention is to use a Licensed Conveyancer in Cuffley. Does the Halifax Solicitor panel include conveyancers regulated by the CLC?
The Halifax approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
My grandmother passed away last year and as sole heir and executor I was left the house in Cuffley. 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 Aldermore, pay off the mortgage. Is this possible?
Given you plan to re-mortgage then Aldermore will require that you use a conveyancer on the Aldermore 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 Aldermore 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 Aldermore mortgage is registered as a charge at the Land Registry.
Is it the case that all Cuffley CQS (Conveyancing Quality Scheme) solicitors are on the Bank of Ireland conveyancing list of approved solicitors?
It is true that some lenders now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Cuffley solicitor on the Coventry BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
I can not work out if my mortgage offer requires a lease extension. I have called my Cuffley building society branch on a couple of occasions and was told it wasn't an issue and they will lend. My Cuffley conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend based on their published requirements. Who do I believe?
The property lawyer must follow the CML Handbook section two conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Despite weeks of looking the Title Certificate and documents to my house are lost. The lawyers who conducted the conveyancing in Cuffley 5 years ago no longer exist. What are my options?
You no longer need to have the physical original deeds to prove you own the land or property, given that the Land Registry hold details of all registered land or property electronically.
Over the last few months I have been searching for a ground for flat up to £235,500 and identified one close by in Cuffley I like with open areas and transport links in the vicinity, the downside is that it's only got 52 years on the lease. There is not much else in Cuffley suitable, so just wondered if I would be making a grave error purchasing a short lease?
If you need a home loan the remaining unexpired lease term will be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
Given that I will soon spend 450k on a two bedroom apartment in Cuffley I wish to have a conversation with the solicitor about myhouse move in advance of appointing the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you speaking to the lawyer due to be carrying out your conveyancing in Cuffley.There is no ‘factory style conveyancing’ - each client is unique individual, not a file number. The practices that we put you in touch with believe that the figure you are provided with for residential conveyancing in Cuffley should be the amount on the final invoice that you are charged.