My uncle passed away last year and as sole heir and executor I was left the house in Ware. The house had a small mortgage left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Aldermore, pay off the mortgage. Is this possible?
If you intend to re-mortgage then Aldermore will require that you use a conveyancer on the Aldermore 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 Aldermore 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 Aldermore mortgage is registered as a charge at the Land Registry.
This question may be naive but I am new to the process as FTB of a ground floor flat in Ware. Do I receive the keys to the property on completion from my solicitor? If this is the case, I will instruct a High Street conveyancing solicitor in Ware?
On the day of completion you do not need to go to the conveyancers office in Ware. Your solicitors will arrange to send the purchase money to the owner’s solicitors, and once they have received this, you will be invited to collect the keys from the selling Agents and start moving into the property. Usually this occurs between 1 and 3pm.
My lawyer has informed me that breach of easement insurance is needed on my purchase. What is the level of cover for Ware conveyancing?
The right level of breach of easement indemnity insurance depends on who your lender is. It would differ for example between Santander and Norwich and Peterborough Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.
Is there a list of HSBC panel conveyancers in Ware on the Council of Mortgage Lender’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. A small selection of banks make their panel listings visible on the web. If you are in need of a Ware lawyer on the HSBC please use our facility.
How easy is it to switch firm as I need to find one who is on the Coventry Building Society conveyancing panel. I instructed a family conveyancing solicitor in Ware round the corner but the firm is not approved by Coventry Building Society
We will our best to assist in finding you a conveyancing solicitor in Ware on the Coventry Building Society panel. Please note that the conveyancers that we work with do not pay us commission if you instruct them and are under regulation of the Solicitors Regulation Authority who oversee all conveyancing solicitors in Ware. In making use of the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Ware.
We are one month into a freehold purchase having been directed to conveyancers by the selling agent to handle our conveyancing in Ware. We are not happy. Could you help me find new solicitors?
A lawyer would need to be very bad to suggest diss instructing them. Has your mortgage offer been sent? In the event that it has you need to make them aware of the new contact details and ensure the offer are issued to the new lawyers. Your solicitor ideally should be on the banks panel to avoid added costs and delays. That should be your starting point. The find a solicitor tool can help you find a lender approved lawyer for your conveyancing in Ware
Is there a reason that Ware conveyancing costs are higher for leasehold and freehold properties?
When buying a leasehold property there is more work involved purely due to the fact that usually there are further parties involved in the form of the freeholder and/or Management Agents. As part of a lawyers enquiries they will check that all ground rent and service charges are paid up to date amongst other general leasehold matters. For this reason, the Sellers lawyers usually have to refer to the freeholder or Managing Agent for their replies to our questions. This may be time consuming and beyond the lawyers control