I plan on purchasing residence in Dudley. My Conveyancer is not listed on the bank conveyancing panel. Can I still retain my Dudley conveyancing solicitor notwithstanding that they are excluded from the bank panel of approved conveyancing solicitors?
You must use a property lawyer to deal with the formalities if you need a mortgage to purchase your property. The conveyancer will conduct all the relevant legal checks on the property, ensuring that you’re registered as proprietor and ensure that all the required mortgage documentation is in order. You can instruct a Dudley conveyancer of your choosing. However, if the property lawyer appointed is not a member of the mortgage company approved list further fees will be levied as separate legal representation will be required by them. Lender panel applications may be submitted, so if your conveyancer has not in the past applied for membership they should take the opportunity to apply.
I am about to complete on the purchase of a house in Dudley but as a result of damage from some water damage at the property I have managed to agree reparation from the vendor in the sum of £2k taking the form of a deduction in the price. I had intended this to be dealt with as part of the conveyancing process yet Bank of Ireland will not permit this. Why were they approached?
Your solicitor that is on a Bank of Ireland approved list is duty bound to inform Bank of Ireland of any variations to the purchase price. If you were to refuse your conveyancing practitioner to report the price change to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new conveyancer for your conveyancing in Dudley.
My aunt passed away six months ago and as sole heir and executor I was left the property in Dudley. The house had a relatively small loan left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this allowed?
Given you plan to refinance then UBS will require that you use a conveyancer on the UBS 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 UBS 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 UBS mortgage is registered as a charge at the Land Registry.
I have justdiscovered that Wolstenholmes have been shut down. They carried out my conveyancing in Dudley for a purchase of a leasehold flat 10 months ago. How can I be sure that my home is registered correctly in the name of the previous owner?
The quickest method to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Dudley conveyancing specialists.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Dudley is the location of the property. Can you offer any guidance?
Flying freeholds in Dudley are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Dudley you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dudley may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.