I am purchasing property in Ringmer. My Conveyancer is not listed on the lender approved panel. Is it possible for me to use my Ringmer conveyancing solicitor even though they are not on the mortgage company panel?
You have a number of options available to you here
- Complete the purchase with your preferred Ringmer lawyer but your lender will no doubt retain a conveyancing practitioner from their approved list. This will result in additional cost and likely frustration.
- Appoint a new conveyancer to conduct the conveyancing, making sure they are on the mortgage company conveyancing panel.
- Convince your conveyancer to attempt to join the bank panel
I am acquiring a property without a mortgage in Ringmer. I have resided for the last twelve years in Ringmer. Conveyancing searches are exorbitant. Given that I have knowledge of the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a mortgage, then all but one or two of the Ringmer conveyancing searches are optional. Your solicitor will ’encourage you, perhaps strongly, that you should have searches completed, but she has a professional duty to do this. Do take into account; if you are intend to dispose of the house in the future, it will likely be be of interest to your prospective buyer what the searches disclose. There are plenty of instances where premises with no practical issues can still reveal unexpected search results. A good conveyancing solicitor in Ringmer should be able to give you some constructive guidance in this regard.
My grandmother passed away 10 months ago and as sole heir and executor I was left the property in Ringmer. 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 Aldermore, pay off the mortgage. Is this allowed?
Where you plan to refinance then Aldermore will insist on your using a conveyancer on the Aldermore 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 Aldermore 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 Aldermore mortgage is registered as a charge at the Land Registry.
My wife and I purchased a 4 bedroom Edwardian property in Ringmer. Conveyancing practitioner represented me and The Mortgage Works. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold under the exact same property. I thought I was buying a freehold how can I check?
You need to read 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 Ringmer and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with the conveyancing practitioner who conducted the purchase.
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Ringmer is where the house is located. What do you suggest?
Flying freeholds in Ringmer are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ringmer you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ringmer may ascertain 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 residence.
My step-mother purchased her house in Ringmer in 2008. She has since got married, widowed and has recently married again. She intends to market the property in a few months. I suspect that she will just be asked to provide a copy of the marriage papers to the property lawyer however she is worried it will hold up the house move. Should she appoint a property lawyer to update the Land Registry documents for the house?
The is no need to update the register on the basis that you have the evidence required to demonstrate how the name change has come about.
Any purchaser’s conveyancing practitioner will review the land registry details and ask for evidence by way of proof of the name change e.g. marriage certificates.