I am in need of a property lawyer. Should I go for for a nationwide conveyancer as opposed to a local Stone Cross conveyancing lawyer?
Stone Cross is a special area, where regional insight counts for a lot. The laid-back lifestyle has it’s attractions – just not for your house move. The solicitors that we recommend combine a wealth of Stone Cross knowledge with a proactive, can doapproach that ensures the conveyancing to progress without drama. It will certainly help that they enjoy long term relationships with financial advisers, local authorities, surveyors and other Stone Cross conveyancing solicitors
Can the conveyancing solicitors identified via your search tool perform conveyancing in Stone Cross by way of an attended exchange?
There are a few conveyancing specialists who can conduct attended exchanges. You should call us to secure a fee calculation and details as to dates.
My aunt passed away 10 months ago and as sole heir and executor I was left the house in Stone Cross. The house had a small mortgage remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this possible?
Where you intend to refinance then Bank of Ireland will require that you use a conveyancer on the Bank of Ireland 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 Bank of Ireland 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 Bank of Ireland mortgage is registered as a charge at the Land Registry.
I am expecting a DIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Stone Cross solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?
You will need to appoint Stone Cross solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Stone Cross conveyancing practitioner on the Yorkshire BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
After months of negotiation I have agreed a price on a house in Stone Cross. My mortgage broker suggested a property lawyer. I paid an advanced payment of £200. A few days later, the conveyancer called me sheepishly admitting that they were not on the Lloyds 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 Lloyds 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.
It has been 3 months following my purchase conveyancing in Stone Cross took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I have been on the look out for a flat up to £235,500 and found one near me in Stone Cross I like with a park and railway links nearby, the downside is that it's only got 52 remaining years left on the lease. There is not much else in Stone Cross for this price, so just wondered if I would be making a grave error acquiring a short lease?
Should you need a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of twenty four months you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.