My grandfather passed away six months ago and as sole heir and executor I was left the house in Lee On The Solent. The house had a small mortgage remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this allowed?
If you plan to re-mortgage then Santander will insist on your using a conveyancer on the Santander 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 Santander 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 Santander mortgage is registered as a charge at the Land Registry.
We are purchasing a property in Lee On The Solent. It might be a silly question but how we can trust a lawyer? At some point we will need to send money into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Forgive me if this question is silly but I am new to the home moving as FTB of a two bedroom flat in Lee On The Solent. Do I receive the keys to the house on completion from my conveyancer? If so, I will use a High Street conveyancing solicitor in Lee On The Solent?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the owner’s solicitors, and once they have received this, you will be called to receive the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.
How can we know in advance if a Lee On The Solent conveyancing solicitor on the Coventry BS panel is any good?
When it comes to conveyancing in Lee On The Solent obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer handling your transaction.
Will our lawyer be making enquiries regarding flooding during the conveyancing in Lee On The Solent.
The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Lee On The Solent. Plenty of people will acquire a house in Lee On The Solent, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, but there are a numerous checks that may be undertaken by the buyer or by their lawyers which can give them a better understanding of the risks in Lee On The Solent. The standard completed inquiry forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the owner to find out whether the premises has suffered from flooding. In the event that the premises has been flooded in past which is not disclosed by the vendor, then a purchaser may commence a claim for damages as a result of such an inaccurate answer. The purchaser’s solicitors may also order an environmental report. This should indicate whether there is any known flood risk. If so, further investigations should be made.
I moved into my apartment on 5 July and the transaction details are still not registered. Should I be concerned? My conveyancing solicitor in Lee On The Solent expressed confidence that it will be formalised in a couple of weeks. Are titles in Lee On The Solent uniquely lengthy to register?
There is nothing unique about conveyancing in Lee On The Solent registration formalities. As opposed to being determined by geographic area, timescales can vary depending on who lodges the application, whether there are errors and if the Land registry must send notices to any other persons or bodies. At present roughly three quarters of such applications are completed within two weeks but some can be subject to extensive hold-ups. Registration occurs once the new owner is living at the premises therefore an expedited registration is not usually primary concern yet where it is urgent that the the registration takes place urgently then you or your solicitor can speak with the land registry and explain the circumstances.
In searching the web for the phrase on line conveyancing in Lee On The Solent it brings up many solicitorsin the area. With so much choice what is the best way to find the suitable solicitor for my move?
The preferential method of choosing the right conveyancer is through a trusted testimonial, so enquire of colleagues and family who have acquired a property in Lee On The Solent or the local estate agent or mortgage broker. Charges for conveyancing in Lee On The Solent vary, so it's sensible to obtain a minimum of three fee estimates from different companies. Dont forget to clarify what costs in the quote includes.
I have read on various online forums that before choosing a conveyancing solicitors they must be approved by your lender. This is my first house move but I have an offer in principle with Santander and I already have a family conveyancing lawyer in Lee On The Solent in place. Does Santander insist on an approved solicitor to be instructed? If so, where do I find that list for my conveyancing in Lee On The Solent?
You need to use a solicitor that is on the Santander panel. Simply ring your chosen Lee On The Solent conveyancing solicitor to check if they are on the Santander panel. If they are not approved you have a couple of choices available to you here:
- Carry on with your chosen Lee On The Solent solicitor but Santander will undoubtedly retain a conveyancer from their approved list. This will result in additional cost together with probable delay.
- Get a fresh property lawyer to conduct the conveyancing, making sure they are on the Santander conveyancing panel.
- Convince your conveyancing practitioner to do everything possible to get listed on the Santander panel of solicitors.