I have just been advised by my broker that my Earlsfield the law firm I have appointed is not on the mortgage company Solicitor panel. What can I do to check?
The sensible course of action for you to take is to contact your Earlsfield lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
My uncle passed away 10 months ago and as sole heir and executor I was left the property in Earlsfield. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this possible?
Where you intend to re-mortgage then Bank of Ireland will insist on your using a conveyancer on the Bank of Ireland 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 Bank of Ireland 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 Bank of Ireland mortgage is registered as a charge at the Land Registry.
I am selling our home in Earlsfield and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed a national conveyancing firm rather than a conveyancing solicitor in Earlsfield. We have lived in Earlsfield for six years we know of no issue. Should we get in touch with our local Authority to get clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
The estate agent has sent us the confirmation of our purchase of a new build apartment in Earlsfield. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Earlsfield
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Please confirm the Lease plans are architect prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
I am using a search engine for the phrase conveyancing in Earlsfield it shows results of numerous property lawyersin the area. With so much choice what is the best way to find the right conveyancer for my move?
The best method of finding a suitable conveyancer is via trusted recommendation, so enquire of colleagues and family who have acquired a property in Earlsfield or the local estate agent or financial adviser. Fees for conveyancing in Earlsfield differ, so it's advisable to request at least three costs illustrations from different solicitors. Dont forget to clarify what costs in the quote includes.
How diverse are the property related services that Earlsfield conveyancing firms handle?
The majority of Earlsfield conveyancing organisations tend to conduct various assistance to domestic and rural land owners, sellers, investors, freeholders and tenants and you can expect them to do some of the following services:
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Domestic sale conveyancing in Earlsfield and throughout the rest of the country
Home purchase conveyancing in Earlsfield and further afield
Buying and selling at auction Lifetime mortgages lifetime mortgages and equity release conveyancing Leasehold enfranchisement (advice to both freeholders and tenants)