I am purchasing a newly built apartment in St Nicholas and my conveyancer is telling me that she is duty bound to the mortgage company to disclose incentives from the builder. The Estate Agents are hassling me to sign contracts and I don't want to delay matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
My aunt passed away last year and as sole heir and executor I was left the property in St Nicholas. The house had a relatively small loan left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Principality, pay off the mortgage. Is this possible?
Given you plan to refinance then Principality will insist on your using a conveyancer on the Principality 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 Principality 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 Principality mortgage is registered as a charge at the Land Registry.
A friend suggested that if I am purchasing in St Nicholas I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your St Nicholas conveyancing searches. It is a large document of more than thirty pages, listing and setting out significant information about St Nicholas around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information concerning St Nicholas.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The conveyancers who did the conveyancing in St Nicholas 10 years ago are no longer around. What do I do?
Gone are the days when you need to have the physical original deeds to establish that you are the registered proprietor of land or premises, given that the Land Registry have everything they need in a digital format.
I have been on the look out for a leasehold apartment up to £245,000 and found one near me in St Nicholas I like with open areas and station nearby, the downside is that it only has 52 years on the lease. There is not much else in St Nicholas for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you need a home loan the remaining unexpired lease term will likely be problematic. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.
I am looking to sell my property. My former lawyers have shut. I am in need of a recommendation of a conveyancing firm. I happen to live in St Nicholas if that makes things easier.
Please use our search tool to help you find a solicitor for your conveyancing in St Nicholas. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.