It is 10 years ago since I acquired my home in Headingley. Conveyancing solicitors have recently been instructed on the sale but I can't locate my title deeds. Is this a major issue?
You need not be too concerned. Firstly the deeds may be with your mortgage company or they may still be with the conveyancers who handled your purchase. Secondly in most cases the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Almost all conveyancing in Headingley involves registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.
My uncle passed away 10 months ago and as sole heir and executor I was left the property in Headingley. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this possible?
Given you plan to refinance then Clydesdale will require that you use a conveyancer on the Clydesdale 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 Clydesdale 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 Clydesdale mortgage is registered as a charge at the Land Registry.
We expect to receive a OIP from Bank of Ireland this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Headingley solicitors on the Bank of Ireland conveyancing panel, or is it better to go independently?
You will need to appoint Headingley solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.
The formalities of my purchase has taken place for my property in Headingley. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
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 effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
My offer was accepted on a house in Headingley on 25/11/2024, valuation was booked five days after, all came back fine. Solicitor retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Nationwide and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nationwide conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
Due to the guidance of my in-laws I had a survey completed on a property in Headingley prior to instructing solicitors. I have been informed that there is a flying freehold aspect to the property. My surveyor advised that some banks will not give a mortgage on such a premises.
It varies from the lender to lender. Lloyds has different requirements for example to Halifax. If you e-mail us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Headingley. Conveyancing may be slightly more expensive based on your lender's requirements.
I was advised by a few estate agents in Headingley to locate a solicitor on your site. Is there a financial incentive for Estate Agents to offer your lawyers ahead of alternative conveyancing organisations?
We don’t make any referral fee for pointing buyers and sellers our way. We found it would be just too difficult a fee as a client could think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
My husband and I are four weeks into a leasehold purchase having been recommend to a firm by the local agent to handle our conveyancing in Headingley. I am am extremely dissatisfied with the level of service. Could you you assist me in finding new conveyancers?
They would need to be really bad to suggest changing them. Has the loan offer been issued? In the event that it has you must inform them of the replacement solicitor and get the offer are re-issued. Your new conveyancer should be on the mortgage company panel to avoid supplemental expenses and complications. That should be your first question of the new conveyancers. The find a solicitor tool should help you find a lender approved solicitor for your conveyancing in Headingley