Unfortunately I am unable to travel far from Kirkdale. What is the rationale as to why all Kirkdale conveyancing practitioners are not on all mortgage company panels?
Even though it may seem unfair for banks to restrict who can represent them, from the public’s or conveyancer’s viewpoint, the the contrary view is that mortgage companies are increasingly anxious and feel it imperative to shield themselves from illegal activities. As a result of this concern banks are limiting their panel of approved conveyancing lawyers to a manageable size.
I am the registered owner of a freehold house in Kirkdale yet invoiced for rent, why is this and what is this?
It’s unusual for properties in Kirkdale and has limited impact for conveyancing in Kirkdale but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.
My uncle passed away six months ago and as sole heir and executor I was left the house in Kirkdale. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this possible?
Where you intend to re-mortgage then Clydesdale will insist on your using 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.
I am the sole beneficiary of my late mum's estate and I have everything in my name alone, including the house in Kirkdale. Conveyancing formalities meant that the Land Registry date was in August. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship may be treated the same way as if I'd bought the house in August. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. How sensible a view banks take of it, depend on the mortgage company as this clause chiefly exists to capture subsales or the quick reselling of property.
I have paid off my mortgage with Yorkshire BS. I assume I don't need a Kirkdale property lawyer on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
At last I have had an offer on a flat in Kirkdale accepted, the sellers do nevertheless have a dependent purchase. The vendors have offered on a property, however it’s not been accepted yet, and have viewings of other apartments in the pipeline. I have selected a nearby conveyancing solicitor in Kirkdale. What do I do now? At what point should I apply for the mortgage with Co-operative?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of one thousand pounds, then survey, Kirkdale conveyancing search fees, etc). The first course of action is to ensure that your conveyancer is on the Co-operative approved list. As to the next stages this very much depends on the circumstances of your transaction, attraction to the property and on the state of the market. In a rising market the majority of home buyers will apply for a home loan with Co-operative and arrange for the valuation and only if it comes back ok would they ask their conveyancer to proceed with searches.
How does conveyancing in Kirkdale differ for newly converted properties?
Most buyers of new build premises in Kirkdale come to us having been asked by the builder to sign contracts and commit to the purchase even before the premises is constructed. This is because builders in Kirkdale tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Kirkdale or who has acted in the same development.
My husband and I are in the market for an affordable conveyancing solicitor in Kirkdale to purchase a house. I am aware of the dangers of getting ripped off but with so many Kirkdale conveyancing solicitors to choose from...who's the best?
The best tip when looking for a Kirkdale lawyer is take the advice from friends or other professionals that you trust. You are sure to know someone who has used a conveyancing lawyer previously. Do utilise our comparison tool for Kirkdale conveyancing quotes