My husband and I are hoping to acquire a 1 bedroom apartment in St Luke's with a mortgage. We wish to retain our St Luke's lawyer, but the mortgage company says she’s not on their "panel". We have to appoint one of the mortgage company panel firms or continue with our St Luke's as well as pay for one of their panel firms to represent them. We regard this is unjust; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your St Luke's conveyancing lawyer to apply to be on the conveyancing panel.
Do the conveyancing lawyers revealed through your search app carry out right to buy conveyancing in St Luke's?
We work with a number of conveyancing practitioners carrying out right to buy conveyancing matters Do contact us to get a costs illustration.
My grandfather passed away last year and as sole heir and executor I was left the house in St Luke's. The house had a small mortgage left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to , pay off the mortgage. Is this possible?
Where you intend to refinance then will insist on your using a conveyancer on the 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 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 mortgage is registered as a charge at the Land Registry.
three months have gone by since my purchase conveyancing in St Luke's concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does one as executor remove a departed person's details from the title deeds for a house in St Luke's?
If a St Luke's property is jointly owned and one of the owners passes away, their name will not immediately be removed from the Land Registry title. It is not necessary to remove their name as when it comes to a disposal your conveyancer would simply be required to supply proof as to the reason the other proprietor is missing from the conveyance, such as the probate documents.
With the aim of making the sale conveyancing smoother for the sale of the property you can apply to have the deceased name erased from the title by applying to HMLR with proof of the death. There is no land registry fee payable.