Can the conveyancing practitioners that you recommend carry out auction conveyancing in Ponders End?
There are a number of niche lawyers we can put you in touch with those conducting auction conveyancing. Ponders End is one of our locations in which our lawyers cover.
My aunt passed away last year and as sole heir and executor I was left the house in Ponders End. 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 Skipton, pay off the mortgage. Is this possible?
Where you plan to refinance then Skipton will require that you use a conveyancer on the Skipton 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 Skipton 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 Skipton mortgage is registered as a charge at the Land Registry.
I just bought a house at auction in Ponders End. Conveyancing is needed. What happens now?
Having legally bound yourself to purchase you will need to appoint a conveyancing solicitor as a matter of urgency as you will have a fast approaching a drop dead date to complete the property. All auction property should have an associated auction set of papers. This will likely include most,if not all of the paperwork that your solicitor requires. In the case of leasehold property the auction papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to leasehold premises. You should give this to your appointed conveyancing solicitor as soon as possible. Do make sure that your finances are in place to complete on the date specified in the contract.
My aunt informed me that in buying a property in Ponders End there may be various restrictions limiting what one can do in terms of external changes to the property. Is this right?
There are anumerous of properties in Ponders End which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Ponders End should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We previously selected conveyancers based in Ponders End on the Co-operative solicitor panel. They are now charging me a separate fee for handling the Co-operative mortgage. Is this an additional conveyancing fee set by Co-operative?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your conveyancer may levy a fee for this. The fee is not dictated by Co-operative but by your Ponders End conveyancing practitioner. Plenty of firms on the Co-operative panel will charge an ‘acting for lender’ fee but many firms include it on their overall fee.
Various online forums that I have frequented warn that are the number one reason for stalling in Ponders End house deals. Is this right?
The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not feature within the common causes of delays during the legal transfer of property. Local searches are unlikely to feature in any delay in conveyancing in Ponders End.
In my capacity as executor for the will of my grandmother I am selling a house in Newport but I am based in Ponders End. My solicitor (approximately 300 miles from meneeds me to execute a stat dec prior to the transaction finalising. Could you suggest a conveyancing practitioner in Ponders End who can witness and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are located in Ponders End