My husband and I are planning to acquire a home in Newton Abbot and are in fact using a Newton Abbot conveyancing practice. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Norwich and Peterborough Building Society have this afternoon contacted us to inform me that they have now hit a problem as our Newton Abbot lawyer is not on their conveyancing panel. Is this a problem?
If you are buying a property with the assistance of a mortgage it is conventional for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Newton Abbot lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
I am soon to complete on the purchase of a house in Newton Abbot but as a result of damage from a small fire at the property I have managed to agree recompense from the vendor in the sum of £3k by way of a reduction in the price. I had intended this to be addressed as part of the conveyancing process but Clydesdale will not permit this. Should they have been approached?
Any conveyancing practitioner that is on a Clydesdale approved list is required to disclose to Clydesdale of any changes to the sale price. If you were to refuse your solicitor to report the reduction to Clydesdale then they would have to discontinue acting for you. In addition, Clydesdale and you would have to appoint a new lawyer for your conveyancing in Newton Abbot.
My uncle passed away six months ago and as sole heir and executor I was left the property in Newton Abbot. The house had a small mortgage left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Nottingham, pay off the mortgage. Is this allowed?
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.
The deeds to my house can not be found. The solicitors who did the conveyancing in Newton Abbot 10 years ago are no longer around. What do I do?
These day there are duplicates made of almost everything, and your solicitor should know exactly where to locate all the relevant documentation so you can buy or dispose of your house without a hitch. Where copies can’t be located, your lawyer can arrange cover in the form of insurance or indemnities against possible claims on the premises.
What does commercial conveyancing in Newton Abbot cover?
Newton Abbot conveyancing for business premises incorporates a broad range of advice, provided by qualified solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
Should I stop my mortgage payments with Yorkshire BS once a completion date for my sale in Newton Abbot has been set?
You would be well advised to keep meeting any mortgage sums to Yorkshire BS until the mortgage is paid off out of the proceeds of sale as part of your Newton Abbot conveyancing.