We are about to complete on the purchase of a house in Griffithstown but as a result of damage from the recent storms I have was able negotiate recompense from the owner of three thousand pounds by way of a deduction in the price. This was going to be addressed as part of the conveyancing process yet Skipton are not allowing this. Why were they informed?
The solicitor that is on the Skipton approved list is required to advise Skipton of any amendments to the sale price. If you prohibit your conveyancing practitioner to report the reduction to Skipton then they would have to discontinue acting for you. In addition, Skipton and you would have to appoint a new lawyer for your conveyancing in Griffithstown.
My grandfather passed away six months ago and as sole heir and executor I was left the house in Griffithstown. The house had a relatively small loan remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to TSB, pay off the mortgage. Is this allowed?
If you plan to re-mortgage then TSB will insist on your using a conveyancer on the TSB 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 TSB 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 TSB mortgage is registered as a charge at the Land Registry.
My stepmother pointed out to me me that in buying a property in Griffithstown there may be a number of restrictions as to what one can do in terms of external alterations to the property. Is this right?
We are aware of a number of properties in Griffithstown which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Griffithstown should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it the case that all Griffithstown CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing panel?
A selection of lenders now make use of CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
I am expecting a OIP from Virgin Money this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Griffithstown solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Griffithstown solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
I own a semi-detached Victorian property in Griffithstown. Conveyancing lawyer acted for me and Coventry Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold with the exact same property. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Griffithstown and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with your conveyancing practitioner who conducted the work.
As co-executor for the estate of my father I am selling a residence in Neath but live in Griffithstown. My lawyer (who is 300 kilometers from mehas requested that I sign a statutory declaration before completion. Can you recommend a conveyancing lawyer in Griffithstown to witness and place their company stamp on the document?
strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are located in Griffithstown