I can't travel far from Canterbury. Please spell out why all Canterbury solicitors are not on all lender panels?
Lenders ordinarily impose restrictions on either the type or volume of conveyancing practices on their panel. A common example of such criteria being that a firm is required to have at least two partners. In addition to restricting the nature of firm, some lenders decided to restrict the size of their panel they permit to act for them. It is worth noting that lenders have no responsibility for the standard of advice provided by any Canterbury conveyancer on their approved list. Mortgage fraud was the main trigger for the rationalisation of conveyancing panels in the last decade notwithstanding that there are conflicting thoughts concerning whether solicitors sat at the center of that fraud. Data from HMLR indicates that thousands of conveyancing practices only carry out one or two conveyances a year. Those advocating conveyancing panel cuts question why conveyancing firms should have the right to be listed on a conveyancing panel when clearly conveyancing is not their speciality?
My uncle passed away six months ago and as sole heir and executor I was left the house in Canterbury. The house had a small mortgage remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Skipton, pay off the mortgage. Is this allowed?
Where you plan to refinance then Skipton will require that you use a conveyancer on the Skipton 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 Skipton 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 Skipton mortgage is registered as a charge at the Land Registry.
What is the difference between a licensed conveyancer and conveyancing solicitor in Canterbury
There are many recorded licenced Conveyancers in Canterbury and Solicitor practices in Canterbury offering conveyancing We would stress that both are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. They may both also deal with other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I am currently in the process of buying my council flat in Canterbury. I have a mortgage agreed with Yorkshire BS. 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 Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
Planning on purchasing a apartment in Canterbury. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Canterbury lawyer is on the Coventry BS conveyancing panel.
Just acquired a detached house in Canterbury , how long should it take for the Land Registry to deal with the formalities evidencing my ownership? My Canterbury conveyancing solicitor works at snail pace, so I want to check the registration is concluded.
There is nothing unique when it comes to conveyancing in Canterbury registration formalities. Rather than based on location, timeframes can adjust depending on who lodges the application, whether there are errors and if the Land registry communicate with any other parties. As of today roughly three quarters of submission are fully dealt with in less than three weeks but some can be subject to extensive delays. Registration takes place after the purchaser has moved in to the premises so an expedited registration is not typically primary concern yet if it is urgent that the the registration takes place urgently then you or your solicitor can speak with the land registry and explain the circumstances.
I am purchasing my first flat in Canterbury with a loan from Halifax. The builders would not move on the price so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not inform my solicitor about the side-deal as it could adversely affect my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.