I have given 2 months notice to my existing landlord and must vacate my let out flat in Tongwynlais by the end of next month. Conveyancing on my purchase is underway. Is it possible to complete in 5 weeks as I wish to avoid having to find short term accommodation?
Generally one should not provide notice on a rental unless exchange of contracts has taken place. If you have not already done so, notify to your conveyancer and urge them to they cajole the sellers solicitors, try to an agreed time frame that all parties will work to achieve
My uncle passed away six months ago and as sole heir and executor I was left the property in Tongwynlais. The house had a small mortgage remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this allowed?
Where you plan to refinance then HSBC will insist on your using a conveyancer on the HSBC 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 HSBC 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 HSBC mortgage is registered as a charge at the Land Registry.
I'm the single recipient of my late mum's will and I have everything in my name alone, including the house in Tongwynlais. Conveyancing formalities meant that the Land Registry date was in March. I want to move. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership will be treated the same way as though I had purchased the house in March. Do I have to wait half a year to sell?
The CML handbook instructs conveyancers 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 banks take of it, depend on the bank as this provision is principally there to pick up on the purchase and immediately sell or the flipping of properties.
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Tongwynlais lawyer on the Co-operative panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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 Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
I recently had an offer accepted on an apartment in Tongwynlais. My mortgage broker suggested a property lawyer. I paid an advanced payment of £200. Soon after, the property lawyer contacted me sheepishly admitting that they were not on the UBS 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 UBS 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.
Are there restrictive covenants that are commonly picked up during conveyancing in Tongwynlais?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Tongwynlais. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How do I locate a Tongwynlais solicitor on the Birmingham Midshires conveyancing panel? I am a keen cyclist and am prepared to travel upto 25kilometers to meet the conveyancer.
You can use the search on this page. Please select a bank and your location and you will see a number of Tongwynlais conveyancing lawyers based on proximity. We have listed some Tongwynlais conveyancing firms at the bottom of this page and you can call them to check whether they are on the Birmingham Midshires panel
How much experience do your Tongwynlais conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Tongwynlais conveyancing lawyers help thousands of buyers move home every year and supported lots of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Tongwynlais conveyancers have worked on recent similar cases.