My grandfather passed away 10 months ago and as sole heir and executor I was left the house in Kings Heath. The house had a small mortgage left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Aldermore, pay off the mortgage. Is this possible?
Where you plan to refinance then Aldermore will insist on your using a conveyancer on the Aldermore 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 Aldermore 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 Aldermore mortgage is registered as a charge at the Land Registry.
We are getting a further advance on our home loan from Co-operative as we wish to carry out improvements to our house in Kings Heath. Do we need to appoint a local Kings Heath solicitor on the Co-operative conveyancing panel to deal with the paperwork?
Co-operative don't usually appoint 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 Co-operative panel.
My partner and I are at the point of viewing flats in Kings Heath and I am about to put in an offer. Is it premature to have a solicitor in place? I will be getting a home loan with Yorkshire BS.
It would be wise to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. As you are obtaining a mortgage with Yorkshire BS, make sure you remember to check that your lawyer is on the Yorkshire BS conveyancing panel.
It is not clear whether my mortgage offer requires a lease extension. I have called into my local Kings Heath bank branch on various occasions and was reassured it wasn't an issue and they will lend. My Kings Heath conveyancing solicitor - who is on the lender conveyancing panel- called and was told they would not lend based on their published requirements. I simply don't know who is right.
As long as the solicitor is on the mortgage company panel, she or he must follow the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Various online forums that I have come across warn that are the number one reason for stalling in Kings Heath house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) released findings of a review by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances in the conveyancing process. Local searches are not likely to be the root cause of delay in conveyancing in Kings Heath.
I'm buying a new build house in Kings Heath with the aid of help to buy. The builders refused to reduce the price so I negotiated 6k of additionals instead. The sale representative suggested that I not disclose to my solicitor about this deal as it will put at risk my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My business partner and I are looking to take over a lease of an office on a shopping parade. Can you recommend conveyancers offering fixed costs for commercial conveyancing in Kings Heath for less than £2000?
We can recommend firms who have well rounded knowledge of commercial conveyancing in Kings Heath, including the disposal and purchase of businesses as well as simply premises. If you are looking to purchase or sell a shop, pub, restaurant, office, retail premises or a whole business we will put you in touch with the right firm. Regarding the charges these will vary based on the structure and heads of terms of the deal. Please provide us with your contact information or email us so that we can furnish you with comprehensive commercial conveyancing quote.
I need to instruct a conveyancing solicitor in Kings Heath for my purchase. Is it possible to review a solicitor's complaints history with the legal regulator?
You can search for presented Solicitor Regulator Association (SRA) determinations arising from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator may recorded telephone calls for training reasons.