Me and my partner are hoping to buy a 2 bedroom flat in Godstone with a mortgage. We have a Godstone conveyancer, however the bank says she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or retain our Godstone lawyer and pay for one of their panel ones to act for them. This feels very unfair; are we not able to insist that the mortgage company use our Godstone conveyancer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Godstone conveyancing lawyer to apply to be on the conveyancing panel.
My uncle passed away six months ago and as sole heir and executor I was left the property in Godstone. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this possible?
Where you intend to re-mortgage then Santander will require that you use a conveyancer on the Santander 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 Santander 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 Santander mortgage is registered as a charge at the Land Registry.
A friend advised me that if I am buying in Godstone I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your Godstone conveyancing searches. It is not a small document of about 40 pages, listing and detailing important information about Godstone around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Godstone Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data concerning Godstone.
five months have gone by since my purchase conveyancing in Godstone concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm refinancing my current house to a buy to let mortgage with Bank of Ireland and I will use the rest of the raised equity as a down payment on another property. The area we are interested in is Godstone. Will your solicitors be able to act for the two banks and link together the conveyances?
Do use our search tool on this site to be sure that the lawyers are approved by both lenders. Having checked that they are the conveyancer will be able to tie up the two transactions but you should have a chat with you solicitor and specify your desired outcome and requirements.
I am hoping to complete next month on a ground floor flat in Godstone. Conveyancing solicitors assured me that they are sending me a report tomorrow. What should I be looking out for?
The report on title for your leasehold conveyancing in Godstone should include some of the following:
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Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? Will you be prohibited or prevented from having pets in the property? How long the lease is. You should receive guidance as what happens when the lease expires, and aware of the importance of not letting the lease term falling below eighty years The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Your lawyers should enable you to have an understanding of the insurance obligations
My wife and I have hit a brick wall in negotiating a lease extension in Godstone. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We are happy to put you in touch with a Godstone conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Godstone flat is 223 Brighton Road in September 2013. The premium payable for the acquisition freehold of the properties should be £10,934 (Ten thousand,nine hundred and thirty four pounds) This case related to 3 flats. The unexpired term was 75 years.