I opted for a local solicitor for my conveyancing in Lydiate recently. Upon checking the Ts and Cs I notewe are responsible for charges even if the movedoes not go ahead. Would I be best advised to instruct a web based conveyancing brokerage offering no move no charge conveyancing in Lydiate?
Generally there is a concession along the lines that if "No Completion No Fee" is advertised then the conveyancing charges will tend to be be uplifted to offset the cases that do not proceed. Please beware that such schemes tend not to protect you from expenditure such as Lydiate conveyancing search charges.
My grandfather passed away last year and as sole heir and executor I was left the property in Lydiate. The house had a small mortgage left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to TSB, pay off the mortgage. Is this possible?
Where you intend to re-mortgage then TSB will insist on your using a conveyancer on the TSB 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 TSB 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 TSB mortgage is registered as a charge at the Land Registry.
I'm spending time looking at apartments in Lydiate and I am now considering a potential offer. Is it premature to have a solicitor in place? I am planning to take a mortgage with Santander.
It would be advisable to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. Given that you are taking out a mortgage with Santander, make sure you remember to check that your lawyer is on the Santander conveyancing panel.
I am currently in the process of buying my council flat in Lydiate. I have a mortgage agreed with Yorkshire BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
The mortgage over my property is with TSB for my property in Lydiate. Conveyancing was finalised some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?
TSB must be informed of your intention in advance of renting your property as this is likely to be a breach of TSB’s mortgage conditions. It may be that TSB will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. It should not be necessary to do this via a TSB conveyancing panel lawyer.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a simple, chain free conveyancing. Lydiate is where the house is located. Is there any guidance you can impart?
Flying freeholds in Lydiate are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lydiate you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lydiate may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I'm refinancing my primary home to a BTL loan with Santander and intend to use the remaining equity as a down payment on a second house. The neighborhood we are interested in is Lydiate. Will your solicitors be able to act for the two mortgage companies and link together the two deals?
Make use of our comparison tool on this page to ensure that the lawyers are approved by both lenders. Having checked that they are the solicitor should be able to tie up the two deals but you should talk with you solicitor and make clear your expectations and needs.
My conveyancing solicitor in Lydiate is asking me for proof of ID documents saying that this is part of his requirements as a conveyancer on the mortgage company Solicitor panel. Is this right?
Anti-terror and anti-money-laundering rules require Lydiate conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Client Care letter that you need to sign will no doubt confirm this. Your lawyer is right that the lender also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the bank's UK Finance Lenders’ Handbook requirements