I have just started taking steps with the intention of switching my current homeowner mortgage to a Buy to Let Virgin Money mortgage. The bank has said that I must appoint a solicitor as part of the process. I spoke to my previous Coedpoeth conveyancing practitioner who who did the conveyancing when I previously acquired the property. The fee calculation e-mailed to me of £500 has surprised me as I am not require purchase conveyancing - it’s simply a bog-standard refinance.
The quote is slightly on the steep side. If you are content to spend time contrasting costs you may be able to trim some of the expense by say £125. That being said, providing that you were satisfied with the conveyancing the firm provided you couldcome to rue choosing an an unknown conveyancer. Don't forget to be sure that the firm can also act for Virgin Money. Do utilise our search tool to select a Coedpoeth conveyancing firm on the Virgin Money conveyancing panel, which can often include conveyancing solicitors in Coedpoeth.
My grandmother passed away 10 months ago and as sole heir and executor I was left the property in Coedpoeth. The house had a small mortgage remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this possible?
If you intend to re-mortgage then Bank of Ireland will insist on your using a conveyancer on the Bank of Ireland 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 Bank of Ireland 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 Bank of Ireland mortgage is registered as a charge at the Land Registry.
is it true that all Coedpoeth solicitor practices on the Virgin Money conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Virgin Money conveyancing panel they would need to be regulated by the SRA. Many mortgage companies do permit licenced conveyancers on their panel in which case such firms would be regulated by the CLC.
We are getting a further advance on our home loan from Kent Reliance as we intend to carry out a loft conversion to our property in Coedpoeth. Are we obliged to choose a high street Coedpoeth solicitor on the Kent Reliance conveyancing panel to deal with the paperwork?
Kent Reliance do not ordinarily require a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance list.
Our offer on a semi in Coedpoeth has been accepted, but there is a chain. The vendors have offered on on an apartment, however it’s not been accepted yet, and are looking at other apartments booked. I have selected a local conveyancing solicitor in Coedpoeth. What should be my next step? When do I get the mortgage application with Kent Reliance started?
It is usual to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of one thousand pounds, then valuation, Coedpoeth conveyancing search fees, etc). First, you should ensure that your property lawyer is on the Kent Reliance approved list. Regarding the next stages this very much dictated by the circumstances of your case, attraction to the property and on the state of the market. During a hot market some home buyers will apply for a home loan with Kent Reliance and pay for the valuation and only if it comes back ok would they request their conveyancer to press on with the conveyancing in Coedpoeth.
The deeds to our property are lost. The lawyers who dealt with the conveyancing in Coedpoeth 4 years ago no longer exist. What are my options?
You no longer need to have the physical original deeds to prove you are the owner of your registered land or property, given that the Land Registry have everything they need in a digital format.
At long last our conveyancing in Coedpoeth completes next Friday, however the sellers I am purchasing from has asked to move out 24 hours later at at 2pm. Should I accept such a idea?
It is not possible to complete on a Saturday because the bank systems are not operating.