Some advice if I may. My Locks Heath conveyancer is advising me that he has toconduct Locks Heath conveyancing searches becausethe firm are on the Santandersolicitor panel. Is this really necessary?
You have limited options available to you. As you are taking a mortgage with a bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Locks Heath conveyancing searches.
We see that you have a search directory identifying firms on the UBS conveyancing panel. Do firms pay you a referral fee if I retain them for our own conveyancing in Locks Heath?
We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Locks Heath.
My aunt passed away 10 months ago and as sole heir and executor I was left the property in Locks Heath. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this allowed?
Given you intend to refinance then Coventry BS will insist on your using a conveyancer on the Coventry BS 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 Coventry BS 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 Coventry BS mortgage is registered as a charge at the Land Registry.
Due to the encouragement of my in-laws I had a survey completed on a house in Locks Heath ahead of retaining solicitors. I have been told that there is a flying freehold aspect to the house. My surveyor has said that some banks tend refuse to issue a loan on a flying freehold property.
It varies from the lender to lender. Bank of Scotland has different instructions from Nationwide. If you e-mail us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Locks Heath. Conveyancing may be slightly more expensive based on your lender's requirements.
My husband and I are four weeks into a residential purchase having been directed to solicitors by the estate agent to handle our conveyancing in Locks Heath. I am not happy. Can you help me find new conveyancers?
They would need to be really bad in order to consider replacing them. Has your mortgage been issued? If so you must advise them of the new contact details and ensure the offer are re-issued. Your new conveyancer should be on the mortgage company panel to avoid escalating expenses and frustration. So that should be your starting point. Our find a solicitor tool will assist you in finding a lender approved conveyancer for your home move in Locks Heath