My solicitor has discovered a defect with the lease for the property we are buying in Wimborne Minster. The other side have suggested defective title insurance as a solution. We are happy with insurance and will pay for it. Our conveyancer has advised that he must ensure that the bank is happy with this solution. Are we the client or is the mortgage company ?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the lender are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.
Do lenders provide you with an approved list of Wimborne Minster conveyancing solicitors? How do you know who is on the UBS conveyancing panel?
Wimborne Minster conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.
My uncle passed away 10 months ago and as sole heir and executor I was left the house in Wimborne Minster. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Aldermore, pay off the mortgage. Is this possible?
Where you plan to re-mortgage then Aldermore will require that you use a conveyancer on the Aldermore 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 Aldermore 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 Aldermore mortgage is registered as a charge at the Land Registry.
Due to the guidance of my in-laws I had a survey completed on a property in Wimborne Minster ahead of retaining lawyers. I have been informed that there is a flying freehold element to the property. The surveyor has said that some mortgage companies will not issue a mortgage on such a house.
It varies from the lender to lender. Santander has different instructions from Birmingham Midshires. Should you wish to call us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Wimborne Minster. Conveyancing may be slightly more expensive based on your lender's requirements.
My business partner and I are hoping to take over a lease of a shop on a shopping parade. Can you recommend solicitors offering no-move-no costs for non-domestic conveyancing in Wimborne Minster for less than £2000?
We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Wimborne Minster, including the sale and acquisition of businesses as well as simply property. If you are intending to buy or dispose of a shop, pub, restaurant, office, retail unit or a whole business we will put you in touch with the right solicitor. Regarding the fees these will vary based on the structure and complexity of the deal. Let us have your contact information or email us so that we may provide you with a detailed commercial conveyancing calculation.
Can you shed any light on the spectrum of conveyancing done by Wimborne Minster conveyancing solicitors?
Almost all Wimborne Minster conveyancing solicitors manage to conduct a number of legal advice to residential and agricultural land proprietors, vendors, investors, freeholders and leaseholders helping outwith some of the following:
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Domestic sale conveyancing in Wimborne Minster or wider afield
House purchase conveyancing in Wimborne Minster and also around the country
Assisted buying schemes - Help to Buy conveyancing Drafting bespoke leases for individuals needs Resolving boundary disputes between neighbours Registering an unregistered property