My grandfather passed away last year and as sole heir and executor I was left the house in Kennington. The house had a small mortgage remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Barclays, pay off the mortgage. Is this allowed?
Where you intend to refinance then Barclays will require that you use a conveyancer on the Barclays 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 Barclays 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 Barclays mortgage is registered as a charge at the Land Registry.
I have paid off my mortgage with Virgin Money. I assume I don't need a Kennington conveyancing practitioner on the Virgin Money panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
The formalities of my purchase has taken place for my property in Kennington. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
After weeks of negotiation I have agreed a price on a house in Kennington. My financial adviser suggested a property lawyer. I paid an on account payment of £150. Not long after, the solicitor contacted me sheepishly admitting that they were not on the HSBC 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 HSBC 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.
Various web forums that I have frequented warn that are the number one reason for hinderance in Kennington house deals. Is this right?
The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays in the conveyancing process. Searches are unlikely to feature in any delay in conveyancing in Kennington.
I have recentlyfound out that Action Conveyancing have closed. They conducted my conveyancing in Kennington for a purchase of a freehold house 12 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 property is in your name, 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 Kennington conveyancing specialists.
Is it possible to transfer to a new firm as I have to find one who is on the Norwich and Peterborough Building Society conveyancing list. I instructed a local conveyancing solicitor in Kennington five minutes from me but the firm is not approved by Norwich and Peterborough Building Society
It would be our pleasure to assist you select a conveyancing solicitor in Kennington on the Norwich and Peterborough Building Society panel. Please note that the solicitors that we work with do not pay us commission if you instruct them and are registered with the SRA who oversee all conveyancing solicitors in Kennington. In utilising the find a conveyancing solicitor tool on this site, you can contrast fees for conveyancing solicitors in Kennington and throughout England and Wales.
We have had DIP from Platform Home Loans Ltd who indicated that they will lend up to £218k. When do we need to instruct a lawyer for conveyancing? Kennington is where we are purchasing.
You can instruct a lawyer now so that the conveyancing practitioner can open the ledger so they can conduct their AML checks etc. Once you wish them to start work you will be asked for a deposit normally approximately £175. That would normally be after you have the loan offer from the lender and survey back, nevertheless if you wish to expedite matters you can get going quicker albeit risking some money.