I have given 2 months notice to my existing landlord and must leave my let out flat in Redcar by the end of next month. Conveyancing for my house purchase has just started. How realistic is it to complete in 4 weeks as don't want to have to move into short term accommodation?
The normal practice is not to provide notice on a rental unless your lawyer suggests that you should. Assuming that you have not already done so, contact to your conveyancer and request that they seek the assistance the sellers solicitors, try to get a realistic time scale from them that everyone will look towards
As someone not used to the Redcar conveyancing process what’s the number one tip you can give me for the ownership transfer in Redcar
Not many law firms or advisers will tell you this but conveyancing in Redcar and elsewhere in England and Wales is an adversarial experience. In other words, when it comes to conveyancing there is lots of opportunity for confrontation between you and others involved in the transaction. E.g., the seller, estate agent and even potentially a bank. Choosing a lawyer for your conveyancing in Redcar an important selection as your conveyancer is your adviser, and is the ONE party in the transaction whose role it is to protect your legal interests and to protect you.
There is a distinct emergence in the "blame" culture- someone must be blamed for the process taking so long. You must always trust your solicitor above the other players in the home moving process.
My grandmother passed away six months ago and as sole heir and executor I was left the property in Redcar. 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 Skipton, pay off the mortgage. Is this allowed?
If you intend to refinance then Skipton will insist on your using a conveyancer on the Skipton 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 Skipton 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 Skipton mortgage is registered as a charge at the Land Registry.
We expect to receive a AIP from Skipton this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Skipton recommend any Redcar solicitors on the Skipton conveyancing panel, or is it better to go independently?
You will need to appoint Redcar solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
The mortgage over my property is with Clydesdale for my property in Redcar. Conveyancing has been completed some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Clydesdale?
Clydesdale must be informed of your intention in advance of letting out your property as this is likely to be a breach of Clydesdale’s mortgage conditions. It may be that Clydesdale will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Clydesdale directly. You need not do this via a Clydesdale conveyancing panel firm.
I am due to exchange contracts on my house. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Barclays are being difficult. The Redcar solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
How does conveyancing in Redcar differ for new build properties?
Most buyers of new build or newly converted property in Redcar contact us having been asked by the builder to sign contracts and commit to the purchase even before the premises is completed. This is because developers in Redcar usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Redcar or who has acted in the same development.
Is it true that a Redcar conveyancing solicitor has court proceedings brought against them by a client for failing to conduct the appropriate conveyancing investigations?
We are not aware of such a Redcar conveyancing matter but it has been reported that, a couple purchasing a house elsewhere in England successfully sued their solicitor as a consequence of development permission to erect a wind farm not being identified in conveyancing searches.
If you are buying in Redcar It is essential that your conveyancing practitioner carry out all Redcar conveyancing searches necessary to ensure you have relevant and current information before buying a home in Redcar.