Having sold my house in St Albans last August but our buyer keeps texting me to say her solicitor needs to hear from mine. What should my lawyer have done following completion?
After completion of your sale your lawyer is duty bound to send the transfer documentation and all of the paperwork to the purchaser's lawyers. If applicable, your solicitor must also send confirmation that the home loan has been repaid to the purchasers solicitors. There are no post completion tasks just for conveyancing in St Albans.
My grandmother passed away six months ago and as sole heir and executor I was left the property in St Albans. The house had a small mortgage left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this allowed?
Where you intend to re-mortgage then Clydesdale will require that you use a conveyancer on the Clydesdale 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 Clydesdale 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 Clydesdale mortgage is registered as a charge at the Land Registry.
I happen to be the only beneficiary of my late father’s will with all property in now in my sole name, including the my former home in St Albans. The St Albans property was put into my name in August. I want to move. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership will be regarded the same way as though I had purchased the property in August. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. Most mortgage companies would take a pragmatic view as this requirement primarily exists to pick up on the purchase and immediately sell or the wholesaling and assigning of property.
Is it the case that all St Albans solicitor firms on the Nottingham conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Nottingham approved list of solicitors they would need to be governed by the SRA. Many banks do permit licenced conveyancers on their panel and in such a situation the organisation would be overseen by the CLC.
We are getting a further advance on our mortgage from Clydesdale as we want to conduct alterations to our house in St Albans. Do we need to select a local St Albans solicitor on the Clydesdale conveyancing panel to handle the paperwork?
Clydesdale would not normally instruct firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale panel.
I have recentlyfound out that Stirling Law have been shut down. They conducted my conveyancing in St Albans for a purchase of a leasehold apartment 12 months ago. How can I establish that the property is not still registered in the name of the previous owner?
The easiest way 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 St Albans conveyancing specialists.
In surfing the world wide web for the words cheap conveyancing in St Albans it brings up numerous solicitorslocally. How do I determine which is the suitable solicitor for purchase transaction?
The best way of finding the right conveyancer is via trusted testimonial, so ask colleagues and relatives who have bought a property in St Albans or a reputable estate agent or mortgage broker. Fees for conveyancing in St Albans vary, so it's a good idea to secure a minimum of four fee estimates from different conveyancers. Make sure that you clarify what costs in the quote includes.
We have been told by numerous friends to expect six to eight weeks for St Albans conveyancing to complete.This was a month ago. The paperwork was only received to my conveyancer last week so now does it countdown?
You need to be realistic concerning timing. Moving home in St Albans takes on average about ten weeks. This time period is not because property lawyer are slow and purposely delay matters. The amount of money involved in buying any residence is so high, the purchaser's solicitor having to raise a whole range of queries, searches and further checks to protect the buyer and their lender (if there is to be a home loan) from expensive, avoidable problems. These investigations involves getting information from various different parties, including other lawyer, local councils, private companies, mortgage companies. Some of these are well organised. Plenty aren't. It is worth noting that, no matter how quickly your conveyancer do their job, if the people you are buying from or are selling to aren't ready, nothing can move forward until they are.