My partner and I are looking to buy a house in Conisborough and have instructed a Conisborough conveyancing firm. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Platform Home Loans Ltd have this morning contacted us to advise us that they have now hit a problem as our Conisborough solicitor is not on their conveyancing panel. Please explain?
If you are buying a property needing a mortgage it is usual for the purchasers' lawyers to also represent the purchaser's lender. 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 lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Conisborough solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
I am purchasing a property for cash in Conisborough. I have lived for the previous Seventeen years in Conisborough. Conveyancing searches are expensive. Given that I have knowledge of the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a home loan, then almost all of the Conisborough conveyancing searches are non-obligatory. Your conveyancer will try and sway you, perhaps strongly, that you should have searches done, but he has a professional duty to take that path of advice. Do consider; if you are intend to dispose of the house one day, it will likely be be of relevance to your prospective purchaser what the searches disclose. There are plenty of instances where houses with functional issues can still reveal unpredicted search results. A competent conveyancing solicitor in Conisborough should be able to give you some practical guidance here.
My aunt passed away 10 months ago and as sole heir and executor I was left the property in Conisborough. The house had a small mortgage left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this allowed?
Where you plan to refinance 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.
I have been on the look out for a flat up to £305k and found one near me in Conisborough I like with amenity areas and railway links in the vicinity, however it's only got 61 years on the lease. I can't really find anything else in Conisborough suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a home loan the remaining unexpired lease term will likely be an issue. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.
What does commercial conveyancing in Conisborough cover?
Non domestic conveyancing in Conisborough covers a wide array of advice, offered by regulated solicitors, relating to business premises. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.