The Shenley Brook End conveyancing firm handling our Shenley Brook End conveyancing has discovered a discrepancy between the surveyor’s assumptions in the valuation report and what is in the legal papers for the property. My lawyer has advised that he is obliged to ensure that the lender is OK with this discrepancy and is still content to lend. Is my lawyer’s approach correct?
Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
My aunt passed away last year and as sole heir and executor I was left the property in Shenley Brook End. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Nottingham, pay off the mortgage. Is this allowed?
If you plan to refinance then Nottingham will insist on your using a conveyancer on the Nottingham 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 Nottingham 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 Nottingham mortgage is registered as a charge at the Land Registry.
When it comes to lenders such as Nottingham, do Shenley Brook End conveyancers face an annual charge to be on the list of approved solicitors?
We are unaware of any mortgage company fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a Shenley Brook End property lawyer on the RBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
I am due to exchange contracts on my flat. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Skipton are being difficult. The Shenley Brook End solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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.
What can a local search inform me about the house my wife and I purchasing in Shenley Brook End?
Shenley Brook End conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company for example Onsearch The local search plays an important role in many a Shenley Brook End conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your new home. The search will provide information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
I have justbecome aware that Stirling Law have been shut down. They carried out my conveyancing in Shenley Brook End for a purchase of a leasehold flat 9 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?
The easiest method to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Shenley Brook End conveyancing specialists.
I opted to have a survey done on a house in Shenley Brook End ahead of retaining conveyancers. I have been advised that there is a flying freehold element to the house. The surveyor advised that some mortgage companies tend not grant a loan on a flying freehold house.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. If you contact us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Shenley Brook End. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Shenley Brook End to see if the conveyancing costs will increase in light of this.