The mortgage offer from NatWest for the refinancing of my single room apartment is to be issued any day now. Could you put forward a cheap conveyancing law firm in Grange Park?
You are on the wrong site if you are seeking the cheapest conveyancing solicitors in Grange Park. Our intention is to offer cost effective conveyancing but we do not advertise as being the cheapest. Do not be fooled by brokers enticing you with £99 conveyancing in Grange Park. The optimum outcome, in being led by low cost conveyancing, you will earn what you pay for and at worst you will end up spending a lot in extras and still not end up with the service you were hoping for.
My brother and I have recently bought a property in Grange Park. We have since encountered a number of problems with the property which we believe were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been conducted as part of conveyancing in Grange Park?
It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Grange Park. Conveyancing searches and investigations undertaken during the buying process are carried out to help avoid problems. As part of the legal transfer of property, a property owner completes a document known as a Seller’s Property Information Form. If the information ends up being inaccurate, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Grange Park.
My aunt passed away last year and as sole heir and executor I was left the property in Grange Park. 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 Virgin Money, pay off the mortgage. Is this allowed?
Where you intend to refinance then Virgin Money will require that you use a conveyancer on the Virgin Money 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 Virgin Money 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 Virgin Money mortgage is registered as a charge at the Land Registry.
We have a mortgage agreed in principle with Co-operative. Grange Park conveyancing practitioners are chosen. How long does it take for Co-operative to send the offer to the solicitor?
Some lenders take longer than others. Have Co-operative done the survey? Have you advised Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I can not work out if my lender requires a lease extension. I have telephoned my Grange Park bank branch on a couple of occasions and was told it does not affect the mortgage offer and they will lend. My Grange Park conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they will not lend in accordance with their published requirements. I have no idea who is right.
As long as the lawyer is on the lender approved list, they must follow the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Co-operative have agreed my home loan in principle, my offer on a flat in Grange Park has been accepted, what happens next?
The property agent will want to know who your solicitors are (be sure the conveyancers are on the bank’s panel). Telephone Co-operative or the financial adviser and finalise any appropriate paperwork. Co-operative will sellect a valuer who will get in contact with the selling agent or vendor to arrange an appointment. Once conducted (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. Co-operative will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Grange Park.
I own a terraced Georgian house in Grange Park. Conveyancing solicitor represented me and Coventry Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold under the exact same property. Is it worth asking Coventry Building Society to clarify?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Grange Park and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with the conveyancing lawyer who conducted the purchase.
In what way does the Landlord & Tenant Act 1954 impact my business premises in Grange Park and how can you help?
The particular law that you refer to provides protection to business lessees, granting the a statutory right to make a request to court for a new tenancy and continue in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Grange Park is one of our numerous areas of the UK in which the firms we work with are located