Unfortunately I am unable to travel far from St Mary Cray. I would like to know the understand why all St Mary Cray conveyancers aren't included on all bank panels?
Even though it may seem unfair for mortgage companies to restrict who can represent them, from the public’s or conveyancer’s standpoint, the other side of the coin is that mortgage companies are becoming ever more anxious and consider it vital to shield themselves against illegal activities. As a result of this concern lenders have restricted their panel of approved conveyancing lawyers to a manageable size.
My uncle passed away six months ago and as sole heir and executor I was left the house in St Mary Cray. The house had a relatively small loan left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Yorkshire BS, pay off the mortgage. Is this possible?
If you intend to refinance then Yorkshire BS will insist on your using a conveyancer on the Yorkshire BS 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 Yorkshire BS 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 Yorkshire BS mortgage is registered as a charge at the Land Registry.
I'm the single beneficiary of my late grandmother’s will and I have everything in my name now, including the my former home in St Mary Cray. Conveyancing formalities meant that the Land Registry date was in October. I want to move. I understand that there is a CML six month 'rule', which means that my proprietorship could be regarded the same way as if I'd bought the house in October. Will no one buy the property for half a year?
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." Technically you might be caught by that. How sensible a view mortgage companies take of it, depend on the bank as this clause is principally there to capture the purchase and immediately sell or the wholesaling and assigning of property.
My husband and I have arranged the release of further funds on our mortgage from Leeds Building Society as we want to carry out renovations to our home in St Mary Cray. Are we obliged to select a nearby St Mary Cray solicitor on the Leeds Building Society conveyancing panel to deal with the legals?
Leeds Building Society don't usually require firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society list.
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local St Mary Cray solicitor - who is on the Barclays conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your St Mary Cray postcode. As you are getting a mortgage with Barclays, you could contact them to see if they have a list of approved surveyors in St Mary Cray.
Me and my brother have a renovated Edwardian house in St Mary Cray. Conveyancing lawyer acted for me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the matching address. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in St Mary Cray and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing solicitor who conducted the conveyancing.
I opted to have a survey done on a house in St Mary Cray in advance of instructing conveyancers. I have been informed that there is a flying freehold element to the property. My surveyor advised that some lenders tend refuse to give a loan on a flying freehold home.
It depends who your proposed lender is. HSBC has different instructions from Halifax. If you e-mail us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in St Mary Cray. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in St Mary Cray to see if the conveyancing costs will increase in light of this.
Taking into account that I will soon spend 450k on a garden flat in St Mary Cray I would like to talk to a conveyancer regarding thehome move prior to appointing the firm. Can this be arranged?
This is something that we recommend - we would be happy to talk to you we do not take any clients on without you speaking to the lawyer due to be doing your conveyancing in St Mary Cray.There is no ‘factory style conveyancing’ - every client is unique person, not a case number. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in St Mary Cray should be the figure that you are charged.