Me and my partner are acquiring an apartment in St Werburghs. My Conveyancer is not listed on the bank approved list. Am I still permitted to use my St Werburghs conveyancing solicitor notwithstanding that they are not on the mortgage company panel?
One must use a solicitor to complete the formalities when you take out a mortgage to buy your home. The lawyer will carry out all the relevant investigations on the property, ensuring that you’re properly registered as the owner and ensure that all the required mortgage documentation is dealt with. One may select a St Werburghs conveyancing practitioner of your choosing. However, if the conveyancing practitioner appointed is not a member of the bank solicitor panel additional costs will be levied as separate legal representation will be need by the bank. Conveyancing panel applications can be submitted, so provided your conveyancer has not historically applied for membership they should take the chance to apply.
My grandfather passed away last year and as sole heir and executor I was left the house in St Werburghs. The house had a relatively small loan left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Barclays, pay off the mortgage. Is this allowed?
Where you plan to re-mortgage then Barclays will insist on your using a conveyancer on the Barclays 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 Barclays 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 Barclays mortgage is registered as a charge at the Land Registry.
How does conveyancing in St Werburghs differ for newly converted properties?
Most buyers of new build premises in St Werburghs approach us having been asked by the builder to sign contracts and commit to the purchase even before the house is ready to move into. This is because builders in St Werburghs usually buy 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 conveyancing solicitors 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 St Werburghs or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. St Werburghs is where the house is located. Is there any guidance you can impart?
Flying freeholds in St Werburghs are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in St Werburghs you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Werburghs 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.
As co-executor for the estate of my father I am disposing of a house in Newport but reside in St Werburghs. My solicitor (based 200 kilometers from merequires that I sign a stat dec ahead of the transaction finalising. Could you suggest a conveyancing lawyer in St Werburghs to attest and place their company stamp on the document?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are based in St Werburghs