Me and my partner are about to complete buying a property in Dudley but as a result of wreckage from the recent storms I have managed to agree recompense from the seller in the sum of £2k in the form of a deduction in the price. I had intended this to be addressed as part of a side agreement yet Lloyds are not allowing this. Should they have been notified?
Any property lawyer that is on the Lloyds conveyancing panel is required to inform Lloyds of any changes to the sale price. If you prohibit your lawyer to report the reduction to Lloyds then they would have to discontinue acting for you. In addition, Lloyds and you would have to appoint a new conveyancing practitioner for your conveyancing in Dudley.
My grandmother passed away six months ago and as sole heir and executor I was left the property in Dudley. 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 Skipton, pay off the mortgage. Is this allowed?
Where you intend to refinance then Skipton will insist on your using a conveyancer on the Skipton 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 Skipton 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 Skipton mortgage is registered as a charge at the Land Registry.
My stepmother pointed out to me me that in purchasing a property in Dudley there could be various restrictions as to what one can do in terms of external changes to a property. Is this right?
We are aware of anumerous of properties in Dudley which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Dudley should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My fiancee and I are spending time looking at flats in Dudley and I am about to put in an offer. Is it premature to have a solicitor in place? I intend to finance via a mortgage with Coventry BS.
It would be sensible to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. Given that you are taking out a mortgage with Coventry BS, ask your prospective lawyers if they are on the Coventry BS conveyancing panel otherwise they can't do the mortgage legal work.
I am due to exchange contracts on my house. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Aldermore are being difficult. The Dudley solicitor who is on the Aldermore conveyancing panel is recommending indemnity insurance as a solution but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My wife and I purchased a semi-detached Edwardian house in Dudley. Conveyancing solicitor represented me and Barclays . I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Dudley and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing practitioner who conducted the purchase.
My father-in-law has recommend that I appoint his conveyancers in Dudley. Do I take his recommendation?
Much as we are happy to recommend a Dudley conveyancing lawyer the best way to select a conveyancing lawyer is to get referrals from friends or relatives who have previously instructed the firm that you are are thinking of instructing.