We note that you have a post code search directory listing solicitors on the Yorkshire BS conveyancing panel. Do firms pay you a referral fee if I appoint them for our own conveyancing in Morriston?
We are a listing service only for law firms wishing to communicate if they are on the Yorkshire BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Morriston.
My grandfather passed away last year and as sole heir and executor I was left the property in Morriston. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this possible?
Where you plan to re-mortgage then Kent Reliance will require that you use a conveyancer on the Kent Reliance 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 Kent Reliance 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 Kent Reliance mortgage is registered as a charge at the Land Registry.
My bid for a property was accepted at auction in Morriston. Conveyancing is necessary. What happens now?
Now that you have to in every practical sense signed on the dotted line you will need to appoint a conveyancing practitioner quickly as you now have a pending a fixed date to complete the property. Every auction property should have an associated auction set of papers. This will likely include most,if not all of the documents that your conveyancer requires. Where you are dealing with leasehold property the conveyancing pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You need to hand this to your appointed conveyancing solicitor ASAP. Do make sure that you have funds in place to complete the transaction on the set completion date.
Are all Morriston Conveyancing Quality Solicitors on the TSB conveyancing list of approved solicitors?
It is true that some banks and building societies now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
After what seems like an age I have had an offer on a maisonette in Morriston accepted, the owners do however have a tied purchase. The sellers have placed an offer on somewhere, however it’s not been accepted yet, and have viewings of other apartments in the pipeline. I have selected a nearby conveyancing solicitor in Morriston. What should be my next step? When should I get the mortgage application with Bank of Ireland going?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is approx one thousand pounds, then valuation, Morriston conveyancing search charges, etc). The first course of action is to check that your conveyancer is on the Bank of Ireland approved list. As to the subsequent phase this very much depends on the circumstances of your transaction, attraction to this property and on the state of the market. In a hot market some purchasers would apply for a home loan with Bank of Ireland and pay for the valuation and only if it comes back ok would they request their property lawyer to move forward with the conveyancing in Morriston.
I was recommended by two or three local selling agents in Morriston to find a solicitor on your site. What’s the financial incentive for Estate Agents to recommend your site over and above alternative conveyancing organisations?
We don’t make any commission for sending work to this site. We thought it would be too underhand a fee because home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
Do you have any advice for leasehold conveyancing in Morriston from the perspective of speeding up the sale process?
- Much of the delay in leasehold conveyancing in Morriston can be bypassed where you appoint lawyers the minute your agents start advertising the property and request that they start to collate the leasehold documentation which will be required by the buyers’ solicitors. The majority of landlords or managing agents in Morriston levy fees for providing management packs for a leasehold home. You or your lawyers should discover the fee that they propose to charge. The management pack can be applied for on or before finding a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most frequent cause of delay in leasehold conveyancing in Morriston. Some Morriston leases require Licence to Assign from the landlord. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors. You believe that you know the number of years left on your lease but you should verify this via your lawyers. A buyer’s conveyancer will not be happy to advise their client to proceed with the purchase of a leasehold property the lease term is under 80 years. It is therefore essential at an early stage that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale.
Leasehold Conveyancing in Morriston - Examples of Queries before buying
How many years are left on the lease? The best form of lease structure is if the freehold interest is owned by the leaseholders. In this arrangement the lessees have control and notwithstanding that a managing agent is usually retained if it is larger than a house conversion, the managing agent is directed by the tenants.