I am in a contract race with another prospective purchaser for a property in Thornbury. What can I do to accelerate the legal process?
Where you are under time constraints for your conveyancing we would recommend that your conveyancer is familiar with the area as they will have local contacts and knowledge. It is even conceivable that they may have handled otherproperties in the same road. You would be best advised to use a Thornbury conveyancing firm. In addition, be sure that the conveyancing firm is on the on the approved list for your mortgage company. It is claimed that nearly one in five of Thornbury conveyancing transactions are delayed or derailed after finding out that a buyer’s solicitor was not on their mortgage lender’s member panel. In many cases this discovery resulted in the home move being frustrated by as much as 21 days. It is claimed that this issue affects in the region of one hundred thousand home moves every year. Almost all Thornbury conveyancing firms can not act for certain banks so do check as early as possible.
My grandmother passed away last year and as sole heir and executor I was left the property in Thornbury. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this possible?
Given you intend to re-mortgage then Bank of Ireland will insist on your using 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'm the only beneficiary of my late mum's estate and I have everything in my name now, including the house in Thornbury. Conveyancing formalities meant that the Land Registry date was in May. I plan to dispose of the property. I understand that there is a CML six month 'rule', meaning my property ownership could be regarded the same way as if I'd bought the property in May. Do I have to wait half a year to sell?
The CML handbook requires 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 sensible view as this provision is principally there to pick up on the purchase and immediately sell or the wholesaling and assigning of property.
When it comes to mortgage companies such as TSB, do Thornbury lawyers incur an annual charge to be on the list of approved solicitors?
We are not aware of any bank fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
I'm spending time looking at flats in Thornbury and I am now considering a potential offer. Should I already have a conveyancing practitioner in place at this point? I am planning to take a home loan with Co-operative.
It would be prudent to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are seeking a mortgage with Co-operative, make sure you remember to check that your lawyer is on the Co-operative conveyancing panel.
I used Stirling Law a few years ago for my conveyancing in Thornbury. Now, I need my files but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Thornbury of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying my first flat in Thornbury with a loan from Clydesdale. The developers refused to move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent told me not to tell my lawyer about this side-deal as it may adversely affect my mortgage with the bank. Do I keep my lawyer in the dark?.
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.
What does commercial conveyancing in Thornbury cover?
Thornbury conveyancing for business premises incorporates a broad array of guidance, offered by qualified solicitors, relating to business premises. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.