It has come to my attention via my financial adviser that my Long Eaton lawyer is not on the bank Conveyancing panel. How can I be sure whether this is correct?
You need to contact your Long Eaton conveyancer. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
As a first time buyer what is the most important advice you can impart about purchase conveyancing in Long Eaton?
Not many law firms shout this from the rooftops but conveyancing in Long Eaton and elsewhere in England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there is plenty of room for confrontation between you and other parties involved in the legal transfer of property. For example, the seller, property agent and even potentially your bank. Appointing a lawyer for your conveyancing in Long Eaton should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the transaction whose interest is to look after your best interests and to keep you safe.
We are witnessing a distinct emergence of a "blame" culture- someone must be at fault for the process taking so long. You must always trust your solicitor ahead of the other parties in the conveyancing process.
My grandfather passed away six months ago and as sole heir and executor I was left the property in Long Eaton. The house had a small mortgage remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this possible?
Where you plan to refinance then RBS will insist on your using a conveyancer on the RBS 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 RBS 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 RBS mortgage is registered as a charge at the Land Registry.
I’m about to sell my ground floor flat in Long Eaton. Conveyancing solicitors are to be appointed soon, but I have just had a quarterly service charge invoice – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should pay the service charge as you normally would given that all ground rent and maintenance payments will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Leasehold Conveyancing in Long Eaton - A selection of Questions you should consider before buying
The answer will be important as a) areas can cause problems in the block as the communal areas may start to deteriorate if repairs are not paid for b) if the leaseholders have an issue with the running of the building you will want to know about it Where a Long Eaton lease has no more than 80 years it will impact the value of the flat. It is worth checking with your mortgage company that they are content with residual term of the lease. Leases with less than 80 years remaining means that you will most likely need a lease extension at some point and it is worth discovering how much this would cost. For most Long Eatonlease extensions you would be required to have been the owner of the residence for a couple of years in order to be eligible to extend the lease. The best form of lease structure is a share of the freehold. In this scenario the tenants have being in charge if their destiny and although a managing agent is frequently retained if it is bigger than a house conversion, the managing agent acts for the leaseholders themselves.
Do I have to attend the offices of the bank conveyancing panel solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Long Eaton so that I can attend their offices if required.
Whereas this was necessary 12 years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Long Eaton.