My grandmother passed away six months ago and as sole heir and executor I was left the house in Cefn Mawr. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this allowed?
Given you plan to refinance then HSBC will require that you use a conveyancer on the HSBC 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 HSBC 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 HSBC mortgage is registered as a charge at the Land Registry.
I just bought a flat at auction in Cefn Mawr. Conveyancing is required. What are my next steps?
Having exchanged you must find a conveyancing solicitor soon as you now have a pending deadline in which to complete the deal. An auction property will have a corresponding legal set of papers. This should include most,if not all of the documents that your solicitor will need. Where you are dealing with leasehold premises the conveyancing pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to a leasehold property. You must pass this on to the solicitor instructed by you at the earliest opportunity. Do make sure that you have funds in order to complete the transaction on the set completion date.
I am expecting a OIP from Bank of Ireland this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Cefn Mawr solicitors on the Bank of Ireland conveyancing panel, or is it better to go independently?
You will need to appoint Cefn Mawr solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.
Intending to buy a house in Cefn Mawr. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland 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 Cefn Mawr property lawyer is on the Bank of Ireland conveyancing panel.
I appreciate that there are debates on Chancel Insurance on online forums. Do I require this when acquiring a property in Cefn Mawr? or Apparently there is a law dating back centuries that means some house owners living in a parish church boundary may be liable to contribute towards maintenance to the chancel in proximity to the church. Is this a legitimate concern for conveyancing in Cefn Mawr?
Unless a prior acquisition of the property completed after 12 October 2013 you could assume that lawyers handling conveyancing in Cefn Mawr to remain encouraging a chancel search and or chancel repair liability insurance.
I am looking to sell my house. My former lawyers closed down. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Cefn Mawr if that makes things easier.
You should use our search tool to help you choose a solicitor for your conveyancing in Cefn Mawr. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.
Our solicitor in Cefn Mawr has uncovered a a problem with the lease for the apartment we are buying in Cefn Mawr. The other side have suggested defective title insurance as a workaround. We are content with insurance and will cover the costs. Our lawyer has advised that as he is on the mortgage company conveyancing panel he must ensure that the lender is happy with this solution. Who is the client here, us or the mortgage company?
Just because you have a mortgage offer from the lender does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your Cefn Mawr conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the mortgage company are the client. These conveyancing instructions must be adhered to by the mortgage company conveyancing panel who has to balance acting for you and the lender