I am expecting a mortgage offer from Nat West. I hope to use a Licensed Conveyancer in Eye. Does the Nat West Solicitor panel allow for conveyancers regulated by the CLC?
The Nat West conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Some advice if I may. My Eye solicitor is assuring me that he has toconduct Eye conveyancing searches asthe firm are on the Santanderconveyancing panel. Is this really necessary?
You have limited options available to you. Given that you are taking out a loan with a mortgage company your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Eye conveyancing searches.
My grandmother passed away six months ago and as sole heir and executor I was left the property in Eye. The house had a small mortgage left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this allowed?
Where you intend to re-mortgage then RBS will insist on your using a conveyancer on the RBS 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 RBS 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 RBS mortgage is registered as a charge at the Land Registry.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Eye?
There are many registered licenced Conveyancers in Eye and Solicitor partnerships in Eye who provide Conveyancing services It is important to make clear that both are regulated professionals specialising in the legal work in transferring property. Both can deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
My wife and I buying a 4 bedroom semi-detached house in Eye. Our aim is to carry out a loft conversion at the property.Will the conveyancing process involve checks to ascertain if these alterations are permitted?
Your solicitor will review the deeds as conveyancing in Eye can occasionally reveal restrictions in the title documents which prevent categories of changes or necessitated the permission of another owner. Many works call for local authority planning consent and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
My lawyer has informed me that flying freehold insurance is required on my purchase. What is the level of cover for Eye conveyancing?
The right level of flying freehold indemnity insurance depends on who your lender is. It would differ for example between Halifax and The Royal Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such policies.
I am looking for a flat up to £195,000 and identified one close by in Eye I like with amenity areas and station in the vicinity, the downside is that it's only got 51 remaining years left on the lease. There is not much else in Eye for this price, so just wondered if I would be making a mistake acquiring a short lease?
If you require a mortgage the remaining unexpired lease term may be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
How can the Landlord & Tenant Act 1954 affect my business offices in Eye and how can your lawyers assist?
The particular law that you refer to gives protection to business leaseholders, giving them the right to make a request to court for a renewal lease and continue in occupation at the end of an expired lease. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Eye is one of our numerous areas of the UK in which the firms we work with are located