I was referred a solicitor who has sent a quote for £1700 for no move no fee conveyancing in Woodside Park. I am looking to sell a newly refurbished house for £250,000. Are the quoted fees excessive? Is it in excess of what I should be paying for conveyancing in Woodside Park?
The costs illustration is slightly on the high side. If you shop around you may be able to reduce the fees slightly by as much as a hundred pounds. That being said, you maylive to rue opting for an an untested conveyancer. Don't forget to check that the solicitor can also act for your lender. Do employ our comparison tool to locate a Woodside Park conveyancing company on the banks member panel which can often include conveyancing solicitors in Woodside Park.
My uncle passed away six months ago and as sole heir and executor I was left the property in Woodside Park. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Nottingham, pay off the mortgage. Is this allowed?
Given you intend to re-mortgage then Nottingham will require that you use a conveyancer on the Nottingham 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 Nottingham 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 Nottingham mortgage is registered as a charge at the Land Registry.
I am buying a property in Woodside Park. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender TSB be concerned?
Given that your lender is TSB your lawyer must check the conveyancing instructions contained in Part two of UK Finance Lenders’ Handbook for TSB. The Council of Mortgage Lenders’ Handbook stipulates minimum conditions for solar panel roof-space leases, and solicitors are required to report to TSB where a lease does not satisfy these provisions. The requirements relate to the installation of panels on properties countrywide and is not isolated to Woodside Park.
I have a mortgage with HSBC for my property in Woodside Park. Conveyancing has been completed 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform HSBC?
You must advise HSBC prior to letting out your property as this is likely to be a breach of HSBC’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. You need not do this via a HSBC conveyancing panel firm.
I am due to exchange contracts on my apartment. I had a double glazing fitted in September 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Aldermore are being difficult. The Woodside Park solicitor who is on the Aldermore conveyancing panel is saying indemnity insurance will be fine but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I used Action Conveyancing a few years ago for my conveyancing in Woodside Park. Now, I need the files but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Woodside Park of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been on the look out for a leasehold apartment up to £235,500 and found one close by in Woodside Park I like with open areas and station nearby, the downside is that it's only got 52 remaining years left on the lease. I can't really find anything else in Woodside Park for this price, so just wondered if I would be making a grave error buying a short lease?
If you need a home loan the remaining unexpired lease term will likely be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.
We are soon to buying a home in Woodside Park. Conveyancing is not over but we would like keep our purchase price confidential from sites such as Nestoria. Is this achievable and how?
The Land Registry as a matter of law required to disclose price paid information on the official title for residential properties countrywide which includes homes in Woodside Park. The Title Register is a public document, so HMLR would be breaching their statutory duty excluded specific properties such as your one in Woodside Park.
You can ask the Land Registry to withhold the amount paid entry but the response will be in the negative.