My grandfather passed away six months ago and as sole heir and executor I was left the house in Hinckley. The house had a relatively small loan remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this allowed?
Given you intend to re-mortgage then HSBC will require that you use a conveyancer on the HSBC 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 HSBC 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 HSBC mortgage is registered as a charge at the Land Registry.
My bid for a property was accepted at auction in Hinckley. Conveyancing is needed. What are my next steps?
Now that you are exchanged you must appoint a conveyancing practitioner soon as you are facing a tight a drop dead date to complete the property. All auction property will ordinarily have a bespoke auction pack. This should include most,if not all of the documents that your conveyancer will need. Where you are dealing with leasehold property the conveyancing papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to a leasehold property. You need to hand this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that your finances are organised to complete on the on the contractual date .
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Hinckley bank branch on a couple of occasions and was advised it wasn't a problem and they will lend. My Hinckley conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Your conveyancer has to comply with the Council of Mortgage Lenders’ Handbook section two requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I recently had an offer accepted on a house in Hinckley. My mortgage broker recommended their conveyancers. I paid an on account payment of £225. Not long after, the solicitor called me sheepishly admitting that they were not on the Bank of Ireland 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 Bank of Ireland 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.
My wife and I are downsizing from our home in Hinckley and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A high street Hinckley conveyancer would know that there is no such problem. It does beg the question why the buyers instructed an online conveyancing practice as opposed to a conveyancing solicitor in Hinckley. Having lived in Hinckley for 5 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
The deeds to our home are lost. The lawyers who handled the conveyancing in Hinckley 5 years ago are no longer around. Will I be able to sell the house?
You no longer need to hold title deeds to establish that you own the land or premises, as the Land Registry have everything they need in a digital format.
I am looking to sell my house. My former lawyers closed down. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Hinckley if that makes things easier.
You should use our search tool to help you choose a solicitor for your conveyancing in Hinckley. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.
I am four weeks into a leasehold purchase having been directed to conveyancers by the high street agent to carry out the conveyancing in Hinckley. I am am starting to be dissatisfied with the level of service. Can you you assist me in finding new lawyers?
They would need to be very bad to suggest changing them. Has the loan offer been sent? If so you will need to make them aware of the new contact details and ensure the loan are re-sent. The conveyancer needs to be on the banks approved list to avoid supplemental fees and frustration. So that should be your starting point. Our find a solicitor tool should assist you in finding a lender approved solicitor for your conveyancing in Hinckley