Me and my wife are purchasing residence in Whitby. My Solicitor has never been on on the bank solicitor panel. Am I still permitted to continue with my Whitby conveyancing solicitor even though they are not on the lender panel?
Your options include
- Proceed with your preferred Whitby solicitor but your bank will undoubtedly appoint a property lawyer from their approved list. The net result is additional fees together with likely frustration.
- Get a new conveyancer to conduct the conveyancing, making sure they are on the bank conveyancing panel.
- Convince your conveyancing practitioner to do everything possible to get listed on the bank’s panel of solicitors
Our grandson is about to exchange on a house that has just been built in Whitby with a home loan from TSB. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the TSB conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the TSB conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
At what point will exchange of contracts occur in domestic conveyancing in Whitby and do I need to be at the solicitors office?
If you are round the corner to our conveyancing solicitors in Whitby you are invited in to sign the paperwork. However, the firms we recommend supply countrywide coverage for conveyancing and provide just as detailed and professional a job for you when dealing with you by post or email. The signing of the contract is not when everything is set in stone. Signing on the dotted line is necessary for the firm to address the formalities when the time is right, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Whitby)to be in the office available at the end of the phone to exchange contracts.
My uncle passed away last year and as sole heir and executor I was left the house in Whitby. 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 Yorkshire BS, pay off the mortgage. Is this allowed?
Given you plan to refinance then Yorkshire BS will insist on your using a conveyancer on the Yorkshire 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 Yorkshire 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 Yorkshire BS mortgage is registered as a charge at the Land Registry.
I have recentlyfound out that Action Conveyancing have been shut down. They conducted my conveyancing in Whitby for a purchase of a leasehold flat 18 months ago. How can I be sure that the property is not still registered in the name of the previous owner?
The easiest way to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Whitby conveyancing specialists.
Please can you clarify what my options are if my Whitby conveyancing searches reveals negative entries?
Normally, almost all problems that arise in Whitby conveyancing search responses can be handled ahead of completion or indemnity insurance may be put on cover. You should remember that although you intend on buying the premises and might be willing to accept the search results, your lender may not, and ultimately they have the word say.