I am getting a offer of a home loan from Santander. I would like to enlist the help of a Licensed Conveyancer in Ravensthorpe. Does the Santander Solicitor panel allow for conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
At what point does exchange of contracts happen for purchase conveyancing in Ravensthorpe and do I need to attend the solicitors branch?
Where you are near to one of the conveyancing solicitors in Ravensthorpe you are welcome to come in to sign documents. However, the lender approved solicitors we work with offer a nationwide conveyancing service and provide just as detailed and professional a job for you when communicating with you electronically. The executing of the property agreement is not when everything is set in stone. A signed contract is necessary for the firm to officially exchange when the time is right, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Ravensthorpe)to be in the office available at the end of the phone to exchange contracts.
My aunt passed away six months ago and as sole heir and executor I was left the property in Ravensthorpe. The house had a small mortgage remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this possible?
Where you plan to re-mortgage then Virgin Money will require that you use a conveyancer on the Virgin Money 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 Virgin Money 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 Virgin Money mortgage is registered as a charge at the Land Registry.
Will my lawyer be making enquiries about flooding as part of the conveyancing in Ravensthorpe.
Flooding is a growing risk for conveyancers dealing with homes in Ravensthorpe. Plenty of people will purchase a property in Ravensthorpe, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, however there are a number of searches that may be carried out by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Ravensthorpe. The conventional set of property information forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a standard question of the owner to find out whether the property has suffered from flooding. If the property has been flooded in past and is not revealed by the vendor, then a purchaser could bring a claim for damages resulting from an incorrect reply. A purchaser’s conveyancers may also carry out an environmental report. This will reveal if there is any known flood risk. If so, more detailed inquiries should be initiated.
I purchased a renovated Georgian property in Ravensthorpe. Conveyancing lawyer represented me and Alliance & Leicester . I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold with the exact same property. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ravensthorpe and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing solicitor who conducted the purchase.
I have been advised by numerous selling agents in Ravensthorpe to choose a conveyancer using your seach tool. Is there a financial upside for Estate Agents to recommend your site rather than a competitor’s?
We refuse to make any referral fee for sending work to this site. We thought it would be too underhand to pay a commission because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.