My wife and I are hoping to purchase a property in Holmrook and are in fact using a Holmrook conveyancing firm. Within the past 48 hours our conveyancer has sent a preliminary report and documents to look through with a view to exchanging next week. Platform Home Loans Ltd have this morning contacted us to advise us that there is now an issue as our Holmrook conveyancer is not on their approved list of lawyers. Please explain?
If you are buying a property needing a mortgage it is normal for the purchasers' lawyers to also represent the mortgage company. 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 solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Holmrook solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
My aunt passed away six months ago and as sole heir and executor I was left the property in Holmrook. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this allowed?
Where you intend to refinance then Clydesdale will insist on your using a conveyancer on the Clydesdale 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 Clydesdale 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 Clydesdale mortgage is registered as a charge at the Land Registry.
I have justdiscovered that Arc property Solicitors have been shut down. They conducted my conveyancing in Holmrook for a purchase of a freehold house 12 months ago. How can I establish that my home is not still registered in the name of the former proprietor?
The easiest way to check if the premises 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 Holmrook conveyancing specialists.
I decided to have a survey completed on a house in Holmrook prior to appointing lawyers. I have been advised that there is a flying freehold overhang to the house. Our surveyor advised that some lenders will not issue a mortgage on this type of premises.
It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. Should you wish to call us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Holmrook. Conveyancing will be smoother if you use a solicitor in Holmrook especially if they are accustomed to such properties in Holmrook.
Me and my husband have today had a bid accepted on our first house in Holmrook, and are now looking to get solicitors lined up. I have utilised the different rating based websites and the quotes are from all over the country. Is it important to have a Holmrook conveyancer local to your prospective property? We are fine to do all the communicating over the web, but I am thinking at some stage we may need to visit the property lawyer's office to sign contracts?
Generally there is no requirement to physically visit the office of your property lawyer, they can post any relevant contracts to you, which you can sign and send back. Many home movers prefer to use a locally based solicitor, but it's by no means a prerequisite for conveyancing in Holmrook.