We are a couple about to exchange contracts for a garden flat in Lampeter. We have hit a stumbling block. The mortgage offer with Birmingham Midshires runs out on 9/4/2019 but the sellers are putting forward a completion date of 11/4/2019. Is it possible to prolong the loan expiry date?
The person best placed to address this issue is your solicitors who will hopefully determine if he or she is better off negotiating with the bank, owner’s lawyers, estate agents or indeed all parties based on the history of your transaction to date.
My grandfather passed away 10 months ago and as sole heir and executor I was left the house in Lampeter. 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 Skipton, pay off the mortgage. Is this possible?
Given you plan to re-mortgage then Skipton will insist on your using a conveyancer on the Skipton 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 Skipton 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 Skipton mortgage is registered as a charge at the Land Registry.
Is it the case that all Lampeter CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing list of approved solicitors?
Some major banks and building societies now make use of CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
Completion of my remortgage has taken place for my property in Lampeter. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Coventry BS have agreed my mortgage in principle, my bid on a house in Lampeter has been accepted, now what?
The property agent will wish to know who your solicitors are (make sure the property lawyers are on the bank’s panel). Call up Coventry BS or the financial adviser and finalise any outstanding forms. Coventry BS will instruct a valuer who will get in touch with the selling agent or owners to book a slot for the valuation to happen. Once conducted (assuming no problems) it takes approximately a fortnight to get a mortgage offer. Coventry BS will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Lampeter.
I have justbecome aware that Stirling Law have been shut down. They conducted my conveyancing in Lampeter for a purchase of a leasehold apartment 10 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?
The easiest way to check if the property 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 Lampeter conveyancing specialists.
Just had an offer accepted on a new build flat in Lampeter. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Lampeter
Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. There must be mutual enforceability of lessee’s covenants.