My financial adviser has asked me for my Kinmel Bay law firm’s panel member for the Nat West conveyancing panel. How do I discover this. I have e-mailed my local Kinmel Bay office but they have not got back to me yet.
You are best placed to get this information from your Kinmel Bay lawyer . They retain a central record lender panel numbers.
We note that you have a search directory listing law firms on the Clydesdale conveyancing panel. Do firms pay you a commission if I retain them for our own conveyancing in Kinmel Bay?
We are a listing service only for law firms wishing to communicate if they are on the Clydesdale conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Kinmel Bay.
My grandfather passed away six months ago and as sole heir and executor I was left the house in Kinmel Bay. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Leeds Building Society, pay off the mortgage. Is this allowed?
If you plan to re-mortgage then Leeds Building Society will insist on your using a conveyancer on the Leeds Building Society 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 Leeds Building Society 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 Leeds Building Society mortgage is registered as a charge at the Land Registry.
How does conveyancing in Kinmel Bay differ for newly converted properties?
Most buyers of new build or newly converted property in Kinmel Bay come to us having been asked by the builder to sign contracts and commit to the purchase even before the premises is completed. This is because house builders in Kinmel Bay tend to buy the land, 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 property lawyers 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 accustomed to new build conveyancing in Kinmel Bay or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a quick, chain free conveyancing. Kinmel Bay is where the house is located. Can you shed any light on this issue?
Flying freeholds in Kinmel Bay are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Kinmel Bay you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kinmel Bay 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 residence.