My wife and I are purchasing a 2 bedroom flat in Willen with a mortgage. We have a Willen conveyancer, but the lender says she’s not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or retain our Willen property lawyer as well as pay for one of their panel firms to represent them. This seems very unfair; are we not able to insist that the bank use our Willen conveyancer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Willen conveyancing solicitor to apply to be on the conveyancing panel.
My grandfather passed away last year and as sole heir and executor I was left the house in Willen. The house had a relatively small loan remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Barclays, pay off the mortgage. Is this allowed?
Given you plan to refinance then Barclays will insist on your using a conveyancer on the Barclays 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 Barclays 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 Barclays mortgage is registered as a charge at the Land Registry.
I am helping my mother sell her property in Willen. Will the conveyancer order an EPC or it is for the seller to coordinate?
After the demise of Home Information Packs, EPC’s was retained a mandatory component of moving house. An EPC should be commissioned before the property is placed on the market. It is not something that lawyers ordinarily organise. Where you are instructing a Willen conveyancing practitioner they might be willing to arrange energy assessments given their contacts with reputable Willen energy assessors
Can I be sure that the Willen conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Willen getting recommendations is a good starting point. 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 recommend that you speak with the solicitor carrying out your transaction.
I am currently in the process of buying my council flat in Willen. I have a mortgage offer with RBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
It has been three months following my purchase conveyancing in Willen completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. 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 pointed in your direction by a couple of local selling agents in Willen to select a solicitor on your site. What’s the financial incentive for Estate Agents to promote your site over a competitor’s?
We don’t make any referral fee for sending work to this site. We found it would be just too difficult to pay a commission because a client could think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I wish to rent out my leasehold flat in Willen. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
Some leases for properties in Willen do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
Willen Leasehold Conveyancing - A selection of Queries Prior to Purchasing
-
On the whole the outlay for major works are not included within maintenance charges, albeit that a few managing agents in Willen obliged tenants to pay into a sinking fund and this is used to offset against major repairs or maintenance. The answer will be helpful as a) areas could result in problems for the building as the communal areas may begin to deteriorate if repairs are not paid for b) if the tenants have an issue with the managing agents you will wish to have complete disclosure How many of the leaseholders are in arrears for their service charge payments?