Me and my partner are intending to buy a 1 bedroom apartment in Alperton with a mortgage. We like our Alperton lawyer, however the bank says she’s not on their "panel". It seems we have no option but to use one of the lender panel conveyancing practices or retain our Alperton lawyer and pay for one of their panel lawyers to represent them. This feels very unfair; is there anything we can do?
No, not really. Your mortgage offer 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 Alperton conveyancing lawyer to apply to be on the conveyancing panel.
Having sold my house in Alperton last March yet the purchaser is calling me to moan that her conveyancer needs to hear from myconveyancer. What are the post completion sale formalities now that I have sold?
Following your sale your solicitor should forward the transfer documentation and all additional paperwork to the buyer’s conveyancer. Depending on the transaction, your solicitor must also send confirmation that the mortgage has been paid off to the purchasers solicitors. There is unlikely to be post completion steps unique to conveyancing in Alperton.
My grandfather passed away 10 months ago and as sole heir and executor I was left the house in Alperton. The house had a small mortgage remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this possible?
Given you plan to re-mortgage 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.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The conveyancers who did the conveyancing in Alperton 10 years ago are no longer around. What are my options?
Gone are the days when you need to hold title original deeds to prove you are the owner of your registered land or premises, given that the Land Registry have everything they need in a digital format.
In my capacity as executor for the will of my uncle I am selling a residence in Neath but live in Alperton. My lawyer (who is 300 miles from mehas requested that I execute a stat dec ahead of the transaction finalising. Can you recommend a conveyancing solicitor in Alperton to attest and place their company stamp on the document?
Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are Alperton based