My grandfather passed away six months ago and as sole heir and executor I was left the property in Llanbrynmair. The house had a small mortgage left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Aldermore, pay off the mortgage. Is this allowed?
If you plan to re-mortgage then Aldermore will require that you use 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.
My wife and I have arranged a further advance on our home loan from TSB as we intend to conduct alterations to our house in Llanbrynmair. Are we obliged to select a high street Llanbrynmair solicitor on the TSB conveyancing panel to handle the paperwork?
TSB don't usually require a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB list.
After shopping around on the internet I have found a Llanbrynmair conveyancer having checked that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Llanbrynmair postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Llanbrynmair.
My sealed bid on a semi in Llanbrynmair has been accepted, but there is a chain. The vendors have placed an offer on on an apartment, but it’s not been accepted yet, and are looking at other flats in the pipeline. I have chosen a local conveyancing solicitor in Llanbrynmair. What do I do now? At what stage should I apply for the mortgage with Clydesdale?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then survey, Llanbrynmair conveyancing search charges, etc). The first thing to do is check that your conveyancing practitioner is on the Clydesdale conveyancing panel. As to the next stages this very much depends on the uniqueness of your transaction, motivation for this property and on the state of the market. During a buoyant market many home buyers will apply for a home loan with Clydesdale and arrange for the valuation and only if it comes back ok would they request their solicitor to press on with the conveyancing in Llanbrynmair.
Are there restrictive covenants that are commonly identified during conveyancing in Llanbrynmair?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Llanbrynmair. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Due to the advice of my in-laws I had a survey completed on a property in Llanbrynmair in advance of instructing solicitors. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies tend not give a loan on a flying freehold property.
It depends who your proposed lender is. Santander has different requirements from Halifax. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Llanbrynmair. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Llanbrynmair to see if the conveyancing costs will increase in light of this.
I am thinking of appointing a conveyancing solicitor in Llanbrynmair for my home move. Is there any facility to review a solicitor's record with the legal regulator?
Members of the public may see presented Solicitor Regulator Association (SRA) determinations stemming from inquisitions started on or after Jan 2008. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The regulator sometimes monitor call for training purposes.
My wife and I have appointed a Llanbrynmair conveyancing solicitor for our house purchase (first time buyers) and have spotted in the Ts and Cs that they are not overseen by the FCA. Am I right to be concerned or is that the norm with property lawyer?
We can't see why they should be. Most property lawyer don't lend money. You should check that they are governed by the Solicitors Regulation Authority, who dictate specific conditions regulating monies sitting on client account.