It is 10 years ago since I acquired my house in Ireleth and Askam. Conveyancing solicitors have recently been appointed on the sale but I am unable to find my title deeds. Is this a major issue?
Don’t worry too much. First the deeds may be retained by your mortgage company or they could be in the possession of the lawyers who oversaw your purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Nearly all conveyancing in Ireleth and Askam relates to registered property but in the rare situation where your property is unregistered it adds to the complexity but is resolvable.
My grandmother passed away six months ago and as sole heir and executor I was left the house in Ireleth and Askam. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this allowed?
If 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 am due to exchange contracts on my apartment. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being pedantic. The Ireleth and Askam solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
I was told three weeks ago that my mortgage has been agreed to by Barclays. Is it usual for Barclays to only issue the offer once my solicitor in Ireleth and Askam is approved on their conveyancing panel? Barclays have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Barclays to deal with your lawyer's application to be on the Barclays conveyancing panel. There's no guarantee that your solicitor will be accepted.
After shopping around on the internet I have found a Ireleth and Askam property lawyer having checked that they are on the Skipton conveyancing panel. Does my lawyer arrange the survey of the property?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Ireleth and Askam surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I need some fast conveyancing in Ireleth and Askam as I am faced with a deadline to sign on the dotted line within one month. A mortgage is not required. Can I escape the need for conveyancing searches to save fees and time?
As you are are a cash buyer you are at liberty not to have searches carried out although no law firm would advise that you don't. Drawing on years of experience of conveyancing in Ireleth and Askam the following are instances of what can arise and therefore affect future mortgageability: Enforcement Notices, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
20 days into a sale of a flat in Ireleth and Askam. Conveyancing lawyers are doing their job but we are being charged a fortune by the landlord. To date we have issued a cheque for £237 for a leasehold management information and then another £117.20 for additional questions supplied by the buyers lawyer.
Neither you or your solicitor will have any control over the level of the bill for this information however the typical costs for the information for Ireleth and Askam leasehold property is £355. For Ireleth and Askam conveyancing sales it is usual for the vendor to pay for these costs. The freeholder or their agents are under no legal obligation to answer such questions most will agree to do so - albeit often at high prices disproportionate to the work involved. Unfortunately there is no law that requires capped charges for administrative tasks. Nor is there any prescriptive time frame by which they are required to provide answers.