What is the best way to find the right solicitor to supply a quality service for our conveyancing in Otford?
Option 1 is to ask the people you trust whom they would instruct.
Option 2 is to use a search tool on the web for conveyancing in Otford. Ring a couple or more firms from the list and invite them to forward you their conveyancing costs illustrations and discuss your needs with the solicitor who will oversee the legal process prior tocommitting.
Option 3 is to make use of this site to assist you in finding the right solicitors for you based on your personal requirements including location,speed, complexity and who your intended mortgage company is. Avoid the trap of appointing ninety nine pound conveyancing in Otford
My aunt passed away 10 months ago and as sole heir and executor I was left the property in Otford. The house had a small mortgage remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Yorkshire BS, pay off the mortgage. Is this possible?
Where you intend to refinance then Yorkshire BS will insist on your using a conveyancer on the Yorkshire 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 Yorkshire 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 Yorkshire BS mortgage is registered as a charge at the Land Registry.
Forgive me if this question is silly but I am unseasoned as FTB of a two bedroom flat in Otford. Do I pick up the keys to the premises on completion from my conveyancer? If this is the case, I will appoint a High Street conveyancing solicitor in Otford?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the seller's lawyers, and once they have received this, you will be invited to collect the keys from the property Agents and move into your new home. Usually this occurs early afternoon.
My solicitor has informed me that restrictive coveneant insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Otford?
The appropriate level of restrictive coveneant indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and The Mortgage Works. Conveyancing lawyers as opposed to members of the public take out such policies.
Planning on purchasing a maisonette in Otford. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Otford property lawyer is on the Aldermore conveyancing panel.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a simple, chain free conveyancing. Otford is where the house is located. Can you offer any guidance?
Flying freeholds in Otford are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Otford you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Otford may decide 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.
How and when do I pay the Stamp Duty Land Tax payable for my conveyancing in Otford?
Your lawyer should fill out a Land Transaction Return Form on your behalf during your Otford purchase transaction for signature. After completion your lawyer will submit your STL application to the Tax Authorities and - assuming they have the money - discharge any Stamp Duty liability for you.