My grandfather passed away six months ago and as sole heir and executor I was left the house in Nayland. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this allowed?
If you plan to re-mortgage then Bank of Ireland will insist on your using a conveyancer on the Bank of Ireland 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 Bank of Ireland 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 Bank of Ireland mortgage is registered as a charge at the Land Registry.
Me and my partner are purchasing a house in Nayland. It might be a silly question but how we can trust a lawyer? At some point we will need to put our life savings 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.
We had selected solicitors with offices in Nayland on the UBS solicitor approved list. They are now charging me a further charge for handling the UBS mortgage. Is this an additional conveyancing fee set by UBS?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your solicitor may charge a fee for this. This charge is not set by UBS but by your Nayland property lawyer. Numerous firms on the UBS panel will levy an ‘acting for lender’ fee but plenty of practices include it on their overall fee.
I have paid off my mortgage with HSBC. I assume I don't need a Nayland conveyancer on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
What does a local search reveal concerning the property my wife and I buying in Nayland?
Nayland conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations such as PSG The local search plays an important role in most Nayland conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your new home. The search will reveal information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
I'm buying a new build house in Nayland benefiting from help to buy. The sellers refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not inform my solicitor about the extras as it may affect my loan with Leeds Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am downsizing from my property. My former conveyancers has retired. I am in need of a recommendation of a conveyancing firm. I happen to live in Nayland if that makes a difference.
You should use our search tool to help you choose a solicitor for your conveyancing in Nayland. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.
We are buying a three bedroom flatin Nayland with a mortgage from a bank. We would like to retain our lawyer in Nayland but our mortgage company inform us now that he's not listed on their "panel". We have to appoint one of the our mortgage company panel solicitors or stay with our Nayland conveyancer and incur the extra fees for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that our mortgage company use our Nayland lawyer?
No, not really. The mortgage company mortgage issued is subject to its terms and conditions, one of which will be that lawyers will on the mortgage company's conveyancing panel. Until recently, most mortgage companies had open panels, including almost all conveyancing solicitors in Nayland : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for your bank.