My partner and I are planning to buy a flat in Belgravia and have appointed a Belgravia conveyancing firm. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. The Royal Bank of Scotland have this morning contacted us to advise us that they have now hit a problem as our Belgravia conveyancer is not on their conveyancing panel. What do we do from here?
When purchasing a property with the benefit of a mortgage it is normal for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Belgravia lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
My brother and I have recently acquired a house in Belgravia. We have since encountered a number of issues with the house which we suspect were omitted in the conveyancing searches. Do we have any recourse? What searches should? have been ordered as part of conveyancing in Belgravia?
The query is not clear as what problems have arisen and if they are relate to conveyancing in Belgravia. Conveyancing searches and due diligence undertaken during the buying process are designed to help avoid problems. As part of the legal transfer of property, the vendor fills in a questionnaire called a SPIF. If the information ends up being inaccurate, then you may have a claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Belgravia.
My grandmother passed away 10 months ago and as sole heir and executor I was left the house in Belgravia. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this allowed?
Given you plan to re-mortgage then Coventry BS will require that you use a conveyancer on the Coventry BS 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 Coventry BS 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 Coventry BS mortgage is registered as a charge at the Land Registry.
Have purchased a a semi-detached house in Belgravia , What is the estimated time for the Land Registry to register my ownership? My Belgravia conveyancing solicitor works at snail pace, so I want to be certain the land registry aspects are addressed.
As far as conveyancing in Belgravia registration is no faster or slower than the rest of the country. Rather than based on location, timescales can vary subject to the party submitting the application, whether it is in order and whether the Land registry must send notices to any other persons or bodies. As of today approximately three quarters of such applications are fully dealt with in less than three weeks but occasionally there can be extensive hold-ups. Historically registration takes place once the buyer is living at the premises so 'speed' is not usually an essential issue but if it is urgent that the the registration takes place urgently then you or your solicitor can communicate with the Registry to express the reasoning for an expedited registration.
At long last a loan offer from a lender for the remortgage of my 2 bedroom maisonette is due by the end of next week. Can you suggest a low cost remortgage conveyancing law firm in Belgravia ?
This site is not designed to help in pursuit of a cheap conveyancing in Belgravia. Our goal is to offer excellent value conveyancing but we do not aim to advertise as being the cheapest. Do not be fooled by companies offering low cost conveyancing in Belgravia.At best, in going for cheap conveyancing, you will get what you pay for and at worst you will end up paying a lot in extras and still not receive the service required.