Much to our surprise we have been advised by our estate agent that my Oakham solicitor is not on the lender Conveyancing panel. What can I do to be sure if this is correct?
The sensible course of action for you to take is to call your Oakham conveyancer. It is reasonable to expect your lawyer to inform you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
I have given 2 months notice to my current landlord and must be out of my rented property in Oakham by the end of next month. Conveyancing on my purchase is underway. Is it possible to complete in six weeks as don't want to have to move into temporary accommodation?
Generally one should not serve notice on a rental until your lawyer suggests that you should. If you have not previously done so, speak to your lawyer and urge them to they chase the sellers solicitors, try to an acceptable time-line that everyone will aim to achieve
My uncle passed away last year and as sole heir and executor I was left the property in Oakham. The house had a small mortgage left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this allowed?
Given you plan to re-mortgage then Santander will require that you use a conveyancer on the Santander 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 Santander 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 Santander mortgage is registered as a charge at the Land Registry.
I am being advised by my solicitor that breach of easement insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Oakham?
The appropriate level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between Birmingham Midshires and Virgin Money. Conveyancing practitioners as opposed to members of the public take out such policies.
I'm in the throws of looking at apartments in Oakham and I am now considering a potential offer. Should I already have a solicitor appointed at this point? I am planning to take a home loan with Co-operative.
It would be advisable to commence 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 contact information on to the selling agent. Given that you are seeking a mortgage with Co-operative, make sure you remember to check that your lawyer is on the Co-operative conveyancing panel.
The formalities of my purchase has taken place for my property in Oakham. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Oakham is the location of the property. What do you suggest?
Flying freeholds in Oakham are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Oakham you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Oakham 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 property.
How do I locate a Oakham solicitor on the Aldermore conveyancing panel? I have a car and am happy to travel upto 10miles to meet the solicitor.
Feel free to make use of the tool on this website. Please select a lender and your location and you will see a number of Oakham conveyancing lawyers locally. We have listed some Oakham conveyancing firms at the bottom of this page and you can contact them to see if they are on the Aldermore approved list