It has come to my attention via my broker that my Nine Elms property lawyer is not on the lender Conveyancing panel. How can I be sure that this is correct?
The first thing you need to do is to contact your Nine Elms conveyancer. You lawyer should advise you of the situation. Where they are not on the panel they may recommend you to a Nine Elms conveyancing firm that is on the conveyancing panel for your mortgage company.
IfI was to acquire a straightforward housein Nine Elms for cash and have no survey and no local authority searches how much would I expect to to save on my conveyancing in Nine Elms?
Any savings you would gain would be limited to the Nine Elms conveyancing searches. A property lawyer still be obliged to do everything else - money laundering, communicating with the vendors property lawyer, SDLT return, register the ownership etc. You might save a bit for them not having to register a mortgage however it won't be meaningful.
My grandfather passed away six months ago and as sole heir and executor I was left the property in Nine Elms. 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 RBS, pay off the mortgage. Is this allowed?
Given you plan to re-mortgage then RBS will require that you use 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.
It has been three months following my purchase conveyancing in Nine Elms completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
As co-executor for the estate of my father I am selling a house in Cardiff but reside in Nine Elms. My lawyer (based 300 miles awayneeds me to execute a stat dec before completion. Can you recommend a conveyancing solicitor in Nine Elms who can witness and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are located in Nine Elms
Why am I unable to complete our conveyancing in Nine Elms on Good Friday?
Because on completion the funds will be transferred electronically between the banks of the purchaser and owner’s lawyer and at present this can only take place on a business day. It is not possible to complete on a weekend either.