Am I correct in assuming that the fact that my conveyancer in Temple Fortune is not listed on my mortgage company's solicitor panel that there is a problem with the standard of his work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Temple Fortune conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
My uncle passed away 10 months ago and as sole heir and executor I was left the property in Temple Fortune. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Nationwide, pay off the mortgage. Is this allowed?
If you plan to refinance then Nationwide will insist on your using a conveyancer on the Nationwide 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 Nationwide 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 Nationwide mortgage is registered as a charge at the Land Registry.
What can a local search inform me about the house my wife and I buying in Temple Fortune?
Temple Fortune conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations for instance Searches UK The local search plays an important part in most Temple Fortune conveyancing purchase; as long as you don’t want any nasty once you have moved into your new home. The search will reveal information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
How does conveyancing in Temple Fortune differ for newly converted properties?
Most buyers of new build residence in Temple Fortune come to us having been asked by the developer to sign contracts and commit to the purchase even before the property is finished. This is because developers in Temple Fortune typically purchase the site, 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 property lawyers 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 used to new build conveyancing in Temple Fortune or who has acted in the same development.
I am due to review costs for conveyancing in Temple Fortune from three conveyancing practitioner and choose one. Should I tell them to hold tight until I I have my bid accepted on a house.
You should wait to ask your conveyancer to start work and apply for searches after the sales confirmation has been issued by the estate agent especially as Temple Fortune conveyancing searches are not cheap.