Some advice if I may. My Southborough conveyancer is advising me that he is legally obliged toorder Southborough conveyancing searches becausethe firm are on the Santandersolicitor panel. Is my solicitor right?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Southborough conveyancing searches.
Is there a reason why leasehold purchase conveyancing in Southborough costs more?
Southborough leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.
My grandfather passed away 10 months ago and as sole heir and executor I was left the property in Southborough. The house had a small mortgage left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this possible?
Where you intend to refinance then RBS will require that you use a conveyancer on the RBS 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 RBS 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 RBS mortgage is registered as a charge at the Land Registry.
Various web forums that I have come across warn that are a common reason for hinderance in Southborough conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of delays in the conveyancing process. Local searches are unlikely to be the root cause of holding up conveyancing in Southborough.
I have todaydiscovered that Wolstenholmes have closed. They conducted my conveyancing in Southborough for a purchase of a leasehold flat 12 months ago. How can I check that the property is not still registered in the name of the previous owner?
The quickest way to see if the premises is registered to you, 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 Southborough conveyancing specialists.
Are the Southborough conveyancing lawyers identified as being on the bank conveyancing panel, together with their details provided by the bank?
Southborough firms and firms carrying out conveyancing in Southborough themselves provide us confirmation that they are on the lender conveyancing panel as opposed to being supplied with a list from the mortgage company directly.