I have just been advised by my broker that my Ruislip property lawyer is not on the mortgage company Conveyancing panel. What can I do to check?
The first thing you need to do is to contact your Ruislip conveyancer. It is reasonable to expect your lawyer to inform you what has happened. If they are not on the panel they may be able to suggest a Ruislip conveyancing practice that is on the conveyancing panel for your lender.
My uncle passed away six months ago and as sole heir and executor I was left the house in Ruislip. The house had a relatively small loan left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this possible?
Where you intend to refinance then HSBC will require that you use a conveyancer on the HSBC 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 HSBC 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 HSBC mortgage is registered as a charge at the Land Registry.
What is the difference between a licensed conveyancer and conveyancing solicitor in Ruislip
There are many registered licenced Conveyancers in Ruislip and Solicitor practices in Ruislip offering conveyancing We would stress that both are regulated professionals specialising in the legal aspects of transferring property. Both can handle other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
I am purchasing a end of terrace house in Ruislip. The intention is to an extension at the rear at the house.Will legal due diligence on the property include investigations to see if these alterations are permitted?
Your solicitor should check the registered title as conveyancing in Ruislip can on occasion reveal restrictions in the title deeds which restrict categories of works or need the permission of a 3rd party. Some extensions need local authority planning permissions and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
I had a mortgage agreed in principle with TSB. Ruislip conveyancing solicitors have been instructed. How long does it take for TSB to send the offer to the property lawyer?
Some lenders take longer than others. Have TSB done the valuation? Have you advised TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
How does conveyancing in Ruislip differ for newly converted properties?
Most buyers of new build premises in Ruislip approach us having been asked by the builder to sign contracts and commit to the purchase even before the premises is ready to move into. This is because developers in Ruislip typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Ruislip or who has acted in the same development.
I decided to have a survey carried out on a house in Ruislip in advance of instructing conveyancers. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies will refuse to grant a mortgage on this type of premises.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ruislip. Conveyancing will be smoother if you use a solicitor in Ruislip especially if they are familiar with such properties in Ruislip.