My grandmother passed away last year and as sole heir and executor I was left the house in Long Eaton. 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 Santander, pay off the mortgage. Is this allowed?
Where you plan to re-mortgage then Santander will require that you use 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.
Is it the case that all Long Eaton CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing list of approved solicitors?
A selection of banks and building societies now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
How can we tell if a Long Eaton conveyancing solicitor on the Nationwide panel is any good?
When it comes to conveyancing in Long Eaton getting recommendations is a good 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 solicitor handling your transaction.
I am selling my apartment. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Santander are being pedantic. The Long Eaton solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
A friend advised me that where I am purchasing in Long Eaton I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually quoted for as part of the standard Long Eaton conveyancing searches. It is not a small report of more than thirty pages, listing and detailing significant information about Long Eaton around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Long Eaton Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Long Eaton Education with maps and statistics, Local Amenities and other useful information concerning Long Eaton.
Is it simple use the search tool to select a conveyancing solicitor in Long Eaton on the approved list for my bank?
Step one is to select a mortgage company such as HSBC Bank, Norwich and Peterborough Building Society or Clydesdale then choose your location such as Long Eaton. Conveyancing firms in Long Eaton and beyond will then be identified.
My husband and I are FTB’s - had an offer accepted, yet the agent advised that the vendor will only go ahead if we use their preferred lawyers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a high street solicitor used to conveyancing in Long Eaton
We suspect that the owner is unaware of this requirement. If they desire ‘a quick sale', turning down a serious buyer is likely to cause more damage than good. Contact the owners directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you will continue to appoint your own,trusted Long Eaton conveyancing lawyers - not the ones that will earn the negotiator at the agency a commission or achieve conveyancing figures set by head office.
We are contemplating instructing a web based conveyancer rather than a Long Eaton conveyancing firm. Should I ‘stay local’?
There are advantages of having the opportunity to visit a local Long Eaton conveyancing solicitor for example
- signing papers on short notice
- often being able to speak to someone face-to-face can make a huge difference, particularly for more complex conveyancing
- the ability to complain if matters are not going as expected
When checking fees, look out for hidden extras. The majority decent Long Eaton high street solicitors give an all-inclusive price. Often online agents seem to offer low cost prices, yet have burried 'extras' in the fine print.