At what point can the exchange of contracts take place for domestic conveyancing in Whitby and am I required to be at the conveyancers office?
Where you are in close proximity to our conveyancing solicitors in Whitby you are welcome to attend to sign documents. That being said, the lender approved solicitors we recommend provide a national conveyancing service and give just as detailed and professional a job for you when communicating with you electronically. The executing of the sale agreement is not when everything is set in stone. A signed contract is necessary for the conveyancer to exchange contracts when the time is right, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Whitby)to be in the office at the appropriate time.
My aunt passed away six months ago and as sole heir and executor I was left the house in Whitby. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this possible?
If you plan to refinance then RBS will insist on your using a conveyancer on the RBS 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 RBS 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 RBS mortgage is registered as a charge at the Land Registry.
I am the single beneficiary of my late father’s estate and I have everything in my name alone, including the my former home in Whitby. The Whitby property was put into my name in November. I want to move. I understand that there is a CML six month 'rule', meaning my property ownership could be treated the same way as if I'd bought the property in November. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. many lenders would take a sensible view as this provision is principally there to capture the purchase and immediately sell or the quick reselling of properties.
Can I be sure that the Whitby conveyancing solicitor on the Nationwide panel is any good?
When it comes to conveyancing in Whitby getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor conducting your conveyancing.
My wife and I are at the point of viewing apartments in Whitby and I am now considering a potential offer. Should I already have a conveyancer appointed at this point? I will be getting a mortgage with Nottingham.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. Given that you are seeking a mortgage with Nottingham, make sure you remember to check that your lawyer is on the Nottingham conveyancing panel.
I purchased a renovated Edwardian property in Whitby. Conveyancing lawyer acted for me and Alliance & Leicester . I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Whitby and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with your conveyancing lawyer who conducted the purchase.
Can you offer any advice when it comes to choosing a Whitby conveyancing firm to carry out our lease extension conveyancing?
When appointing a property lawyer for your lease extension (regardless if they are a Whitby conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with several firms including non Whitby conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be of use:
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If the firm is not ALEP accredited then why not? How familiar is the practice with lease extension legislation?
I acquired a studio flat in Whitby, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Whitby with an extended lease are worth £206,000. The ground rent is £45 charged once a year. The lease ceases on 21st October 2090
With just 66 years left to run the likely cost is going to range between £12,400 and £14,200 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.
I require the services of a mortgage company panel solicitor in Whitby. Can you assist?
Unfortunately it’s not apparent why you need a Whitby panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the mortgage company to find out which solicitors in Whitby are on their panel . If you do find such a firm in Whitby not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site