Our solicitor has identified a a problem with the lease for the apartment we are purchasing in Shifnal. The other side have suggested defective title insurance as a solution. We are happy with insurance and will pay for it. Our conveyancer has advised that he must be satisfied that the mortgage company is happy with this solution. Are we the client or is the mortgage company ?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the lender are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
When will exchange of contracts happen for sale conveyancing in Shifnal and am I required to attend the lawyers branch?
Where you are near to one of the conveyancing solicitors in Shifnal you are welcome to attend to sign documents. That being said, the law practices we work with supply countrywide coverage for conveyancing and provide as equally diligent and professional a job for you when communicating with you electronically. The signing of the sale agreement is not the point of no return. Signing on the dotted line simply enables the firm to address the formalities at the suitable time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Shifnal)to be in the office available at the end of the phone to exchange contracts.
My aunt passed away six months ago and as sole heir and executor I was left the house in Shifnal. The house had a relatively small loan left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this allowed?
If you plan to refinance then UBS will require that you use a conveyancer on the UBS 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 UBS 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 UBS mortgage is registered as a charge at the Land Registry.
The deeds to our property are lost. The lawyers who conducted the conveyancing in Shifnal 4 years ago no longer exist. What are my next steps?
You no longer need to have the physical original deeds to establish that you own the land or premises, given that the Land Registry hold details of all registered land or property electronically.
What can I do to establish who owns a house in Shifnal?
Provided the premises is recorded at HM Land Registry, and you have the specifics of the address of the property, you should be able to see results from the the Land Registry of the recorded proprietor for a fee.