My financial adviser has asked me for my Newton Abbot law firm’s panel reference for the Nat West conveyancing panel. What is the best way to find this out. I have called my local Newton Abbot office but they have not got back to me yet.
The sensible thing to do is ask for this information from your Newton Abbot solicitor . They retain a central record lender panel numbers.
My aunt passed away 10 months ago and as sole heir and executor I was left the house in Newton Abbot. The house had a small mortgage left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this allowed?
Where you intend to refinance then Bank of Ireland will require that you use a conveyancer on the Bank of Ireland 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 Bank of Ireland 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 Bank of Ireland mortgage is registered as a charge at the Land Registry.
When it comes to mortgage companies such as Yorkshire BS, do Newton Abbot lawyers have to pay a fee to be on the conveyancing panel?
We are unaware of any lender fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
My wife and I are at the point of viewing houses in Newton Abbot and I am now considering a potential offer. Should I already have a solicitor appointed at this point? I intend to finance via a mortgage with Skipton.
It would be wise to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are getting a mortgage with Skipton, ask your prospective lawyers if they are on the Skipton conveyancing panel otherwise they can't do the mortgage legal work.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Newton Abbot bank branch on various occasions and was advised it wasn't an issue and they will lend. My Newton Abbot conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they would not lend in accordance with their specific requirements. Who do I believe?
The solicitor must comply with the CML Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
My wife and I own a semi-detached Edwardian house in Newton Abbot. Conveyancing solicitor acted for me and Halifax. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Newton Abbot and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with your conveyancing lawyer who conducted the conveyancing.
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Newton Abbot is the location of the property. What do you suggest?
Flying freeholds in Newton Abbot are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Newton Abbot you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Newton Abbot may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.