As someone unfamiliar with the Loddon conveyancing process what’s your top tip you can impart for the ownership transfer in Loddon
Not many law firms shout this from the rooftops but conveyancing in Loddon and elsewhere in England and Wales is an adversarial process. Put another way, when it comes to conveyancing there exists an abundance of opportunity for friction between you and other parties involved in the transaction. For example, the seller, property agent and on occasion the lender. Appointing a solicitor for your conveyancing in Loddon is a critical decision as your conveyancer is your adviser, and is the ONE person in the legal process whose role it is to act in your best interests and to protect you.
On occasion a potential adversary will attempt to persuade you that you should follow their advice. For instance, the selling agent may claim to be assisting by suggesting your conveyancer is wrong. Or your mortgage broker may tell you to do take action that is against your solicitors recommendation. You should always trust your lawyer above all other parties in the conveyancing process.
My aunt passed away 10 months ago and as sole heir and executor I was left the house in Loddon. 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 Nottingham, pay off the mortgage. Is this possible?
Given you intend to refinance then Nottingham will insist on your using a conveyancer on the Nottingham 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 Nottingham 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 Nottingham mortgage is registered as a charge at the Land Registry.
Me and my partner are purchasing a apartment in Loddon. I might seem paranoid but how we can trust a solicitor? At some point we have 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.
About to purchase flat in Loddon. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Loddon property lawyer is on the Leeds Building Society conveyancing panel.
I have finally had an offer on an apartment in Loddon accepted, the vendors do however have an associated purchase. The vendors have put an offer on a property, but it’s not yet tied up, and are looking at other apartments in the pipeline. I have selected a local conveyancing solicitor in Loddon. What do I do now? At what point do I apply for the mortgage with Santander?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then valuation, Loddon conveyancing search costs, etc). First, you should check that your conveyancing practitioner is on the Santander conveyancing panel. Regarding the subsequent steps this very much depends on the uniqueness of your transaction, motivation for this property and on the state of the market. During a rising market many buyers would apply for the mortgage with Santander and pay for the valuation and only if it was satisfactory would they pay their solicitor to press on with searches.
The deeds to our property are lost. The solicitors who conducted the conveyancing in Loddon 4 years ago no longer exist. What are my next steps?
Nowadays there are duplicates made of almost everything, and your conveyancer should be aware precisely where to locate all the relevant paperwork so you may buy or dispose of your house without a hitch. Where duplicates are not available, your conveyancer can put in place insurance or indemnities against future claims on your premises.
Taking into account that I am about to spend £400,000 on a house in Loddon I wish to have a conversation with the solicitor regarding thetransaction before giving the go ahead to the firm. Is this something that you can arrange?
We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor who will be carrying out your property ownership legalities in Loddon.There is no ‘factory style conveyancing’ - every client is an important individual, not a case number. The law firms that we put you in touch with believe that the fees you are quoted for your conveyancing in Loddon should be the figure that you are charged.
Why can't I complete our conveyancing in Loddon on Good Friday?
Because on completion the funds needs to pass between the banks of the purchaser and owner’s lawyer and at present this can only happen on a working day. So you can't complete on a weekend either.