My grandfather passed away 10 months ago and as sole heir and executor I was left the property in Llandysul. 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 Nottingham, pay off the mortgage. Is this possible?
Where you plan to refinance then Nottingham will require that you use a conveyancer on the Nottingham 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 Nottingham 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 Nottingham mortgage is registered as a charge at the Land Registry.
Will our lawyer be raising questions about flooding as part of the conveyancing in Llandysul.
Flooding is a growing risk for lawyers dealing with homes in Llandysul. Plenty of people will acquire a house in Llandysul, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, but there are a number of searches that can be carried out by the buyer or by their solicitors which will figure out the risks in Llandysul. The standard information given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard question of the seller to discover whether the premises has suffered from flooding. In the event that the property has been flooded in past and is not notified by the vendor, then a buyer could bring a legal claim for losses resulting from an incorrect answer. A purchaser’s conveyancers should also commission an environmental report. This should reveal whether there is any known flood risk. If so, additional investigations should be conducted.
I am buying a new build house in Llandysul with a loan from TSB. The builders would not reduce the amount so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not inform my lawyer about the extras as it may affect my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Am I right to be concerned about third parties that I am dealing with are suggesting a nationwide conveyancing firm as opposed to a local Llandysul conveyancing firm?
As is the case with many professional services, often referrals from family and friends can be very helpful. Yet there are numerous players in a conveyancing transaction; estate agents, financial adviser and lenders might all suggest solicitors to retain. On occasion the solicitors might be known to one of the organisations as being good in their field, but occasionally there behind the scenes financial incentive behind the recommendation. You have the right to select your own lawyer. However, bear in mind that many banks specify a panel list of solicitors you must use for the lender related work in your conveyancing.
A conveyancing firm acted on my conveyancing in Llandysul half a dozen years past and was holding my title documents but has since been shut down – What can I do to retreive these?
Title deeds, as such, are no longer appropriate for the majority of homes in Llandysul are recorded electronically at Land Registry. If you need to establish ownership or are selling or refinancing your conveyancing practitioner can obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to firstname.lastname@example.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.