Please could you vouch for a Nottingham Building Society accepted Stockton Heath conveyancing practice that can complete within 28 days? Would it be better to use a high street Stockton Heath solicitor or a national conveyancer?
We can recommend some very good Stockton Heath conveyancing firms. Another option is to visit the main road in Stockton Heath. Visit some well established law practices and ask to see a conveyancing solicitor for a costs illustration. Explain your expectations together with your reasons and get an assurance on speed. Select the one that genuine.
My aunt passed away last year and as sole heir and executor I was left the property in Stockton Heath. The house had a small mortgage left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this possible?
Where you intend to re-mortgage then Coventry BS will require that you use a conveyancer on the Coventry 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 Coventry 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 Coventry BS mortgage is registered as a charge at the Land Registry.
Last month we had a mortgage agreed in principle with TSB. Stockton Heath conveyancing practitioners have been selected. How long does it take for TSB to send the offer to the property lawyer?
There is no definitive answer here. Have TSB completed the valuation? Have you informed TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I recently had an offer accepted on an apartment in Stockton Heath. My financial adviser pressured me to appoint their property lawyer. I paid an upfront payment of £200. Not long after, the conveyancer contacted me to say that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have instructed a Stockton Heath conveyancing practitioner having checked that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC 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 lawyer 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 Stockton Heath postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Stockton Heath.
I am purchasing my first flat in Stockton Heath with a loan from Santander. The sellers refused to reduce the amount so I negotiated £7000 of extras instead. The sale representative suggested that I not disclose to my lawyer about this side-deal as it will put at risk my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently bought a leasehold property in Stockton Heath. Do I have any liability for service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Stockton Heath Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to buying
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In the main the outlay for major works tend not to be wrapped into the maintenance charges, although there some managing agents in Stockton Heath require tenants to pay into a reserve fund and this is used to offset against major repairs or maintenance. Is anyone aware of any major works in the near future that will likely add a premium to the maintenance fees? You should be aware if it is less than eighty years it will affect the marketability of the apartment. Check with your mortgage company that they are happy with remaining years on the lease. A short lease means that you will most likely need a lease extension sooner rather than later and you need to have some idea of how much this would cost. For most Stockton Heathlease extensions you would be be obliged to have been the owner of the property for two years in order to be eligible to exercise a lease extension.
A licensed conveyancer dealt with my conveyancing in Stockton Heath half a dozen years past having stored my registration documents but has now closed – What steps do I now take to get hold of these?
Title deeds, as such, no longer exist as the majority of properties in Stockton Heath are recorded digitally at Land Registry. Should you need to prove ownership or are selling or refinancing your property lawyer will need to obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.