My uncle passed away six months ago and as sole heir and executor I was left the property in Narborough. The house had a relatively small loan left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this possible?
Where you plan to refinance then RBS will insist on your using a conveyancer on the RBS 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 RBS 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 RBS mortgage is registered as a charge at the Land Registry.
We are purchasing a house in Narborough. I might seem paranoid but how we can trust a lawyer? On completion day we have to send money into their account. What is the protection we have from them run away with our deposit?
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.
Is it the case that all Narborough CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing panel?
A selection of lenders now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
I have decided to exercise my right to buy my property in Narborough off the council. I have a mortgage agreed with Aldermore. Conveyancing is new to me. 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 Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The lawyers who dealt with the conveyancing in Narborough 10 years ago have long since closed. What do I do?
As long as the title is registered the information relating to your proprietorship will be recorded by HMLR with a Title Number. It is easy to conduct a search at the Land Registry, locate your property and secure up to date copies of the property title for a small fee. Where the title is Leasehold then the Land Registry will usually retain a file copy of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
How does conveyancing in Narborough differ for newly converted properties?
Most buyers of new build property in Narborough come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is ready to move into. This is because developers in Narborough typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Narborough or who has acted in the same development.
I opted to have a survey done on a property in Narborough prior to retaining solicitors. I have been told that there is a flying freehold overhang to the house. Our surveyor has said that some mortgage companies may not grant a mortgage on a flying freehold premises.
It depends who your proposed lender is. HSBC has different requirements from Birmingham Midshires. If you contact us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Narborough. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Narborough to see if the conveyancing costs will increase in light of this.
Are there any apps to help identify a Narborough law firm on the The Mortgage Works conveyancing panel? I have wheels and am prepared to travel upto 10kilometers to meet the conveyancer.
You can use the search on this website. Please pick a lender and your location and you will see a number of Narborough conveyancing lawyers located nearest you. We have detailed some Narborough conveyancing firms towards the end of this page and you can call them to check if they are on the The Mortgage Works approved list