My wife and I are soon to exchange on the purchase of a property in Hamworthy but as a result of wreckage from the recent storms I have was able negotiate reparation from the seller in the sum of three thousand pounds by way of a reduction in the price. I had intended this to be dealt with as part of a side agreement but RBS are not allowing this. Why were they notified?
Your conveyancer that is on the RBS approved list is obliged to disclose to RBS of any amendments to the purchase price. If you were to refuse your conveyancing practitioner to notify the price change to RBS then they would have to discontinue acting for you. In addition, RBS and you would have to appoint a new conveyancing practitioner for your conveyancing in Hamworthy.
My grandmother passed away last year and as sole heir and executor I was left the house in Hamworthy. The house had a small mortgage remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Nottingham, pay off the mortgage. Is this allowed?
If you plan to re-mortgage then Nottingham will require that you use a conveyancer on the Nottingham 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 Nottingham 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 Nottingham mortgage is registered as a charge at the Land Registry.
is it true that all Hamworthy solicitor firms on the RBS conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the RBS conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Many banks do list licenced conveyancers on their panel and in such a situation the practice would be overseen by the Council of Licensed Conveyancers.
My husband and I have arranged a further advance on our home loan from Bank of Ireland as we wish to carry out renovations to our house in Hamworthy. Are we obliged to choose a nearby Hamworthy solicitor on the Bank of Ireland conveyancing panel to deal with the paperwork?
Bank of Ireland would not normally instruct firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland panel.
I was told two weeks ago that my mortgage has been agreed to by UBS. Is it usual for UBS to only issue the offer once my solicitor in Hamworthy is approved on their conveyancing panel? UBS have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have recentlybeen informed that Stirling Law have closed. They conducted my conveyancing in Hamworthy for a purchase of a leasehold apartment 10 months ago. How can I establish that the property is registered correctly in the name of the previous owner?
The easiest way to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Hamworthy conveyancing specialists.
Due to the input of my in-laws I had a survey completed on a house in Hamworthy prior to appointing lawyers. I have been informed that there is a flying freehold aspect to the property. The surveyor has said that some banks may not issue a loan on this type of house.
It depends who your proposed lender is. HSBC has different instructions for example to Halifax. If you call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Hamworthy. Conveyancing will be smoother if you use a solicitor in Hamworthy especially if they regularly deal with such properties in Hamworthy.
We're novice buyers - had an offer accepted, but the agent has warned us that the vendor will only go ahead if we use their recommended conveyancers as they need an ‘expedited deal’. We would rather use a local conveyancer who is familiar with conveyancing in Hamworthy
We suspect that the owner is unaware of this demand. Should the vendor want ‘a quick sale', turning down a genuine buyer is likely to cause more damage than good. Contact the vendors directly and explain that (a)you are serious buyers (b)you are ready to go, with finances arranged © you are chain free (d) you wish to move quickly (e)but you are going to use your preferred Hamworthy conveyancing solicitors - rather thanthose that will give the negotiator at the agency a commission or achieve conveyancing figures demanded by HQ.