Our conveyancer has discovered a defect with the lease for the apartment we are buying in Tenby. The seller’s lawyers have offered title insurance as a solution. We are content with insurance and will pay for it. Our lawyer says that he must be satisfied that the mortgage company is happy with this solution. Are we the client or is the lender?
Even though you have a mortgage offer from the lender does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the lender are the client. The appropriate lender provisions have to be complied with.
My grandfather passed away six months ago and as sole heir and executor I was left the house in Tenby. The house had a relatively small loan remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Nationwide, pay off the mortgage. Is this possible?
If you plan to re-mortgage then Nationwide will require that you use 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.
I require fast conveyancing in Tenby as I am faced with an ultimatum to complete in less than one month. Fortunately I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?
If.Given you are not obtaining a mortgage you have the choice not to do searches although no law firm would suggest that you don't. Drawing on years of experience of conveyancing in Tenby the following are instances of issues that can be revealed and adversely impact future mortgageability: Enforcement Actions, Outstanding Fees, Outstanding Grants, Unadopted Roads,...
Despite weeks of looking the Title Certificate and documents to our house can not be found. The lawyers who did the conveyancing in Tenby 10 years ago are no longer around. What do I do?
Gone are the days when you need to have the physical original deeds to establish that you are the registered proprietor of land or property, given that the Land Registry hold details of all registered land or property electronically.
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Tenby is the location of the property. Can you offer any opinion?
Flying freeholds in Tenby are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tenby you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tenby may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.