My grandmother passed away 10 months ago and as sole heir and executor I was left the property in Green Street Green. The house had a small mortgage remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this possible?
Given you plan to re-mortgage then Bank of Ireland will require that you use 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 assisting my step-mother sell her house in Green Street Green. Does the conveyancer arrange an energy performance certificate or should I organise this?
After the demise of HIPs, energy performance certificates was left as a mandatory part of selling a property. An energy assessment needs to be to hand before the property is placed on the market. This is not a task that lawyers normally arrange. Where you are using a Green Street Green conveyancing lawyer they might be able to arrange energy assessments given their relationships with long established Green Street Green providers
We were going to get a AIP from Leeds Building Society this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Green Street Green solicitors on the Leeds Building Society conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Green Street Green solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
After much negotiation I have agreed a price on an apartment in Green Street Green. My financial adviser pressured me to appoint their solicitor. I paid an upfront payment of £175. A couple of days later, the lawyer contacted me embarrassingly acknowledging that they were not on the Barclays conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Barclays panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The solicitors who handled the conveyancing in Green Street Green 10 years ago no longer exist. Will I be able to sell the house?
As long as you have a registered title the information relating to your proprietorship will be evidenced by HMLR with a Title Number. It is possible to execute a search at the Land Registry, find your house and order current copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will in most cases hold a certified copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
Due to the advice of my in-laws I had a survey completed on a property in Green Street Green before retaining solicitors. I have been told that there is a flying freehold overhang to the property. The surveyor has said that some banks may refuse to issue a loan on this type of house.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Green Street Green. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Green Street Green to see if the conveyancing will be more expensive.
My father-in-law has urged me to instruct his conveyancing solicitors in Green Street Green. Should I find my own solicitor?
No doubt the best way to find a conveyancing lawyer is to get referrals from friends or family who have experience in using the firm you're considering.
Are the Green Street Green conveyancing lawyers identified as being on the lender conveyancing panel, together with their details provided by the bank?
Green Street Green firms and firms carrying out conveyancing in Green Street Green themselves provide us confirmation that they are on the mortgage company conveyancing panel as opposed to being supplied with a list from the bank directly.