My uncle passed away six months ago and as sole heir and executor I was left the house in Penley. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Lloyds, pay off the mortgage. Is this possible?
Where you plan to refinance then Lloyds will insist on your using a conveyancer on the Lloyds 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 Lloyds 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 Lloyds mortgage is registered as a charge at the Land Registry.
We are purchasing a end of terrace house in Penley. Our aim is to an extension at the rear at the property.Will legal conveyancing on the property involve investigations to see if these works are permitted?
Your solicitor should check the registered title as conveyancing in Penley can occasionally identify restrictions in the title documents which restrict categories of changes or necessitated the permission of a 3rd party. Many extensions require local authority planning permissions and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these things with a surveyor ahead of any purchase.
Are all Penley Conveyancing Quality Solicitors on the TSB conveyancing panel?
It is true that some banks and building societies now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
We have agreed to purchase a house in Penley. A rare aspect is that the roof has a solar panel. Clydesdale have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Clydesdale your lawyer must comply with the formal requirements contained in Section 2 of UK Finance Lenders’ Handbook for Clydesdale. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and solicitors are required to report to Clydesdale where a lease fails to satisfy these requirements. The provisions relate to the installation of panels on properties nationwide and is not isolated to Penley.
The deeds to my home are lost. The conveyancers who conducted the conveyancing in Penley 5 years ago are no longer around. What do I do?
Gone are the days when you need to hold title original deeds to establish that you are the registered proprietor of land or premises, given that the Land Registry have everything they need in a digital format.
I was recommended by a few selling agents in Penley to choose a property lawyer on your site. What’s the financial inducement for Estate Agents to market your lawyers ahead of a competitor’s?
We refuse to offer any referral fee for pointing buyers and sellers 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 am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
Am I better off to use a Penley conveyancing practitioner who is local to the property I am buying? An old friend can carry out the legal work however his firm is located a couple of hundredmiles away.
The primary upside of using a local Penley conveyancing firm is that you can drop in to sign paperwork, hand in your identification documents and apply pressure on them if necessary. Having local Penley know how is a plus. That being said it's more important to get someone that will do a good and efficient job. If other friends have used your friend and in the main were impressed that should outweigh using an unfamiliar Penley conveyancing lawyer solely due to them being based in the area.