My uncle passed away 10 months ago and as sole heir and executor I was left the property in Lightwater. The house had a relatively small loan left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this possible?
If you plan to refinance then Bank of Ireland will insist on your using a conveyancer on the Bank of Ireland 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 Bank of Ireland 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 Bank of Ireland mortgage is registered as a charge at the Land Registry.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Lightwater?
Two types of professional can conduct conveyancing in Lightwater namely CLC regulated conveyancers or solicitors. The two can provide the legal services that you need to complete the disposal or acquisition of property. Both are required to carry out Lightwater conveyancing on similar standards and guidelines so you can be safe in the knowledge that your conveyancing will be properly administered and that all requirements and procedures will be appropriately attended to.
I am purchasing a terrace house in Lightwater. We would like to an extension at the rear at the property.Will legal conveyancing on the property include checks to ascertain if these works were previously refused?
Your conveyancer will review the registered title as conveyancing in Lightwater can on occasion identify restrictions in the title documents which restrict categories of works or need the permission of another owner. Many works need local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
We previously chose conveyancers located in Lightwater on the Nottingham solicitor approved list. They are now charging me a separate charge for the legal aspects of the Nottingham mortgage. Is this a supplemental conveyancing fee set by Nottingham?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your solicitor may levy a fee for this. This fee is not dictated by Nottingham but by your Lightwater conveyancer. Numerous firms on the Nottingham panel will quote an ‘acting for lender’ fee but many practices include it on their overall fee.
I used Action Conveyancing a few years past for my conveyancing in Lightwater. I now require my file however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Lightwater of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm buying a new build house in Lightwater benefiting from help to buy. The sellers would not move on the price so I negotiated 6k of fixtures and fittings instead. The sale representative told me not inform my conveyancer about the extras as it would affect my loan with Godiva Mortgages Ltd. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Am I best advised to use a Lightwater conveyancing lawyer who is local to the property I am buying? We have a good friend who can handle the conveyancing however they are based 200miles away.
The benefit of a high street Lightwater conveyancing firm is that you can attend the office to execute paperwork, hand in your identification documents and apply pressure on them where appropriate. They will also have local knowledge which is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and they were happy that should surpass using an unknown Lightwater conveyancing solicitor just because they are local.
When it comes to my conveyancing in Lightwater should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Lightwater conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the property lawyer's time in submitting the funds this way.