I do hope you can assist me. My Newark lawyer is informing me me that he has toapply for Newark conveyancing searches due to the fact thatthe firm are on the Virgin Moneyapproved lawyer panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a mortgage company your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Newark conveyancing searches.
Why do I have to pay up front for my conveyancing in Newark?
Where you are retaining lawyers for conveyancing in Newark your solicitor will request that you put them with funds to cover the search fees. This will be the total of the cost of the Local Authority Search. If any deposit is as part of the purchase price then this will be asked for shortly before exchange of contracts. Any further balance that is needed should be transferred a couple of days ahead of the day of completion.
My uncle passed away six months ago and as sole heir and executor I was left the house in Newark. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this possible?
Given you intend to refinance then UBS will insist on your using a conveyancer on the UBS 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 UBS 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 UBS mortgage is registered as a charge at the Land Registry.
I am planning to move house in February. Will my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you recommend a removal company in Newark. Conveyancing solicitor was organised prior to coming across your website.
On the day of completion you will need to collect the keys from the estate agent but this should only take place once the previous owners lawyers confirm to the agent that they have the completion monies and the keys can be collected. You should inform the removal men that you are ready to move in. We do not suggest a specific removal organisation but can assist you in choosing a conveyancing in Newark or a solicitor with expertise in conveyancing in Newark.
Two weeks ago we had a mortgage agreed in principle with Principality. Newark conveyancing practitioners were selected. How long does it take for Principality to forward the offer to the property lawyer?
Some lenders take longer than others. Have Principality conducted the survey? Have you informed Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have decided to exercise my right to buy my property in Newark off the council. I have a mortgage offer with Leeds Building Society. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Leeds Building Society, you will need to appoint a solicitor on the Leeds Building Society conveyancing panel.
I bought a flat in Newark last 21/8/2024 and to date it is still not registered with HM Land Registry. It was part of a development site and my solicitor told me that it may take 12 months to complete the registration formalities. I have spoken with HMLR directly and they have informed me the initial application was cancelled due to failure to reply to requisitions. Should I be concerned?
It is your conveyancer that you must contact in order to satisfy any issues which have been raised as part of the registration process for your Newark property. Normal Newark conveyancing practice includes an undertaking on the part of the seller's conveyancing practitioner that they will assist in resolving any requisition raised by HMLR so it may be a case of taking action to enforce that undertaking in some way.