Can conveyancing in Whitby to be completed in under two weeks?

In a situation where you are under pressure for your conveyancing it is highly recommended that your solicitor is familiar with the location as they will make use of local connections and knowledge. It is even conceivable that they could have handled otherhouses in the same street. You would be best advised to use a Whitby conveyancing solicitor. In addition, double check that the conveyancing firm is on the on the approved list for your mortgage company. It is believed that just under twenty per cent of Whitby conveyancing transactions are held up or derailed after discovering a buyer’s solicitor was not on their banks panel. This can often result in the buying process being frustrated by as much as 21 days. It is understood that this issue affects in the region of one hundred thousand home moves annually. Many Whitby conveyancing firms can not represent certain mortgage companies so do check at the outset.

My aunt passed away last year and as sole heir and executor I was left the house in Whitby. 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 RBS, pay off the mortgage. Is this possible?

If you intend to refinance then RBS will insist on your using a conveyancer on the RBS 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 RBS 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 RBS mortgage is registered as a charge at the Land Registry.

My stepmother advised me that in purchasing a property in Whitby there could be a number of restrictions prohibiting external changes to a property. Is this right?

We are aware of anumerous of properties in Whitby which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Whitby should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I have paid off my mortgage with Bank of Ireland. I assume I don't need a Whitby lawyer on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Bank of Ireland has sent the Land Registry the discharge electronically, and
3. Bank of Ireland has instructed the Land Registry to do so

I recently had an offer agreed on an apartment in Whitby. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an on account payment of £225. Soon after, the conveyancer called me sheepishly admitting that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am purchasing a new build house in Whitby with a loan from Accord Mortgages Ltd. The builders refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The property agent told me not to tell my solicitor about the deal as it would impact my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I decided to have a survey done on a property in Whitby before instructing lawyers. I have been advised that there is a flying freehold overhang to the property. Our surveyor advised that some mortgage companies may refuse to give a mortgage on such a house.

It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. Should you wish to telephone us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Whitby. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Whitby to see if the conveyancing costs will increase in light of this.