My aunt passed away 10 months ago and as sole heir and executor I was left the property in Hackney Wick. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this possible?
Where you plan 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.
Can I be sure that the Hackney Wick conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Hackney Wick seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer handling your transaction.
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Hackney Wick property lawyer on the Nationwide panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
Completion of my purchase has taken place for my property in Hackney Wick. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I completed on my apartment on 4 November and the transaction details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Hackney Wick expressed confidence that it should be registered in a couple of weeks. Are transfers in Hackney Wick particularly slow to register?
As far as conveyancing in Hackney Wick is concerned, registration is no quicker or slower than anywhere else in the country. Rather than based on location, timeframes can vary subject to who lodges the application, whether there are errors and whether the Land registry have to notify any 3rd persons or bodies. Currently in the region of three quarters of such applications are fully addressed within two weeks but occasionally there can be extensive hold-ups. Registration occurs once the buyer is living at the premises therefore 'speed' is not typically primary concern but where it is urgent that the the registration takes place urgently then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.
How does conveyancing in Hackney Wick differ for new build properties?
Most buyers of new build premises in Hackney Wick contact us having been asked by the builder to sign contracts and commit to the purchase even before the house is completed. This is because developers in Hackney Wick tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Hackney Wick or who has acted in the same development.
In surfing the web for the term cheap conveyancing in Hackney Wick it brings up many property lawyerslocally. With so much choice what is the best way to find the right solicitor for me?
The preferential method of seeking a suitable conveyancer is through a trusted testimonial, so seek the guidance of friends and family who have acquired a property in Hackney Wick or a reputable estate agent or financial adviser. Fees for conveyancing in Hackney Wick vary, so it's advisable to request a minimum of four fee calculations from varying types of property lawyers. Make sure that you clarify that the charges are assured not to escalate.
Our lenders have just issued us with a mortgage offer. We appointed a high street conveyancer in Hackney Wick last week. This morning, our mortgage adviser called to say that the lender said that we cannot use our solicitor as they aren't on their 'approved list'. As novices, we had no idea that the bank had a say Is this permitted?
You are at liberty to select any lawyer you want to appoint including the said conveyancer in Hackney Wick however if your bank aren't happy with them you would have to incur an extra fee so your bank can appoint their own lawyers. On occasion it is possible your preferred conveyancing firm to get included on to the lender panel. Do make the most of internet tools including lenderpanel.com to find a conveyancing solcitor in Hackney Wick on the mortgage company panel. You can go into your high street bank branch in Hackney Wick. They will know some good conveyancing solicitors in Hackney Wick on the approved list.