We are planning to acquire a property and require a conveyancing solicitor in Frome who is on the Lloyds conveyancing panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Frome.
My grandmother passed away last year and as sole heir and executor I was left the house in Frome. The house had a relatively small loan remaining of approximately £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 intend to refinance 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.
I am helping my mother sell her flat in Frome. Does the conveyancing solicitor commission the energy performance certificate or do I organise this?
After the demise of Home Information Packs, energy performance certificates remained a required component of moving house. An energy assessment should be to hand before the property is advertised. It is not as aspect of the sale process that lawyers ordinarily organise. If you are using a Frome conveyancing practitioner they might be able to arrange energy assessments given their contacts with reputable local accredited person
Have just purchased a repossessed house at auction in Frome. Conveyancing is required. What are my next steps?
Given that you are now exchanged you will need to find a conveyancing solicitor soon as you are faced with a tight a fixed date to complete the purchase. Every auction property will have a corresponding legal set of papers. This should include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the legal pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You should hand this to the conveyancer working for you at the earliest opportunity. Do make sure that that you have the requisite funding organised to complete the transaction on the set completion date.
Is it the case that all Frome conveyancing solicitors on the Bank of Ireland conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Bank of Ireland approved list of solicitors they would need to be regulated by the SRA. Many mortgage companies do permit licenced conveyancers on their panel in which case such organisation would be regulated by the CLC.
I'm purchasing a new build house in Frome benefiting from help to buy. The sellers would not reduce the price so I negotiated 6k of fixtures and fittings instead. The property agent told me not to tell my conveyancer about this side-deal as it would impact my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I have been on the look out for a leasehold apartment up to £195,000 and identified one round the corner in Frome I like with a park and transport links in the vicinity, the downside is that it's only got 52 remaining years left on the lease. There is not much else in Frome suitable, so just wondered if I would be making a grave error purchasing a short lease?
If you need a mortgage that many years will be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.
We are in the middle of buying a residence in Frome. Conveyancing solicitor has told us the property is "Leasehold". Will this likely make a difference on our home loan valuation?
Frome conveyancing does not usually involve leasehold houses. The crucial consideration here is the unexpired lease term and the ground rent. If it's 999 years with a nominal rent, it's virtually freehold, so it’s unlikely to impact the value significantly.
On the flip side, if it's, say, fifty five years it is bound to have a significant effect on the saleability, and most likely wouldn't be acceptable to the bank. The remaining lease term and ground rent will be stated in the lease provided to your conveyancing practitioner.