My aunt passed away six months ago and as sole heir and executor I was left the house in Fernhill Heath. The house had a relatively small loan left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Nationwide, pay off the mortgage. Is this allowed?
Where you intend to refinance then Nationwide will require that you use a conveyancer on the Nationwide 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 Nationwide 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 Nationwide mortgage is registered as a charge at the Land Registry.
We have a mortgage agreed in principle with Bank of Ireland. Fernhill Heath conveyancing solicitors were instructed. How long does it take for Bank of Ireland to send the offer to the solicitor?
Some lenders take longer than others. Have Bank of Ireland done the valuation? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
The formalities of my remortgage has taken place for my property in Fernhill Heath. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I am selling my flat. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Co-operative are being difficult. The Fernhill Heath solicitor who is on the Co-operative conveyancing panel is recommending indemnity insurance as a solution but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
How does conveyancing in Fernhill Heath differ for newly converted properties?
Most buyers of new build or newly converted property in Fernhill Heath approach us having been asked by the developer to sign contracts and commit to the purchase even before the premises is finished. This is because builders in Fernhill Heath typically purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Fernhill Heath or who has acted in the same development.
Am I better off to appoint a Fernhill Heath conveyancing practitioner in close proximity to the house I am buying? We have a good friend who can conduct the conveyancing however his firm is located 200miles away.
The benefit of a local Fernhill Heath conveyancing practice is that you can drop in to execute paperwork, hand in your ID and apply pressure on them if necessary. They will also have local knowledge which is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and in the main were impressed that must surpass using an unknown Fernhill Heath conveyancing lawyer solely due to them being based in the area.
There are a lot of properties in Fernhill Heath on unadopted lanes. We are purchasing one such house. What are the advantages and disadvantages of buying a property on a private road?
Fernhill Heath conveyancing firms are well versed in transacting propertieson private. Your property lawyer should review the title to identify any rights or responsibilities. In many cases there is a management company (wholly owned by residents) that owners pay into for the upkeep of the road. If there is one, the road should be maintained and appear nicer than publicly maintained.