My aunt passed away six months ago and as sole heir and executor I was left the property in Hedge End. The house had a small mortgage remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this allowed?
If you plan to re-mortgage then HSBC will require that you use a conveyancer on the HSBC 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 HSBC 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 HSBC mortgage is registered as a charge at the Land Registry.
Is it correct that all Hedge End CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing panel?
A selection of lenders now use CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
When it comes to mortgage companies such as Skipton, do Hedge End lawyers have to pay a fee to be on the conveyancing panel?
We are unaware of any lender fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
Is there a list of Coventry BS panel conveyancers in Hedge End on the Building Society Association’s Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. Very few banks make their panel listings available online. If you are looking for a Hedge End conveyancer on the Coventry BS please use our tool.
Despite weeks of looking the Title Certificate and documents to my home are lost. The lawyers who conducted the conveyancing in Hedge End 4 years ago have long since closed. What are my next steps?
Assuming the title is registered the details of your proprietorship will be recorded by HMLR under a Title Number. It is possible to carry out a search at the Land Registry, locate your property and order up to date copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will usually retain a file duplicate of the Registered Lease and again, a copy can be ordered for a small fee.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Hedge End is where the house is located. What do you suggest?
Flying freeholds in Hedge End are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hedge End you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hedge End may determine 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 property.
In my capacity as executor for the estate of my uncle I am disposing of a residence in Swansea but reside in Hedge End. My solicitor (based 235 miles awayhas requested that I execute a stat dec ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Hedge End who can attest and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are Hedge End based