I plan on purchasing property in Eastwood. My property lawyer is not on the mortgage company conveyancing list. Can I still use my Eastwood conveyancing solicitor notwithstanding that they are excluded from the bank list of approved lawyers?
You must have a conveyancer to complete the legal work required if you take out a mortgage to purchase your home. The property lawyer will conduct all the essential legal checks on the property, ensuring that you’re properly registered as the owner and ensure that all the required mortgage paperwork is in place. You can instruct a Eastwood conveyancer of your choosing. However, where the conveyancer appointed is not a member of the mortgage company conveyancing panel further fees will be incurred as separate legal representation will be required by them. Bank panel applications may be submitted, so if your solicitor has not historically applied for membership they can do so.
My lawyer has uncovered a defect with the lease for the property we are purchasing in Eastwood. The other side have suggested defective title insurance as a workaround. We are happy with insurance and will cover the costs. Our conveyancing practitioner has advised that he must be satisfied that the lender is willing to move forward with this solution. Are we the client or is the lender?
Notwithstanding that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their specifications 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 mortgage company are the client. The appropriate lender specifications have to be complied with.
My grandfather passed away six months ago and as sole heir and executor I was left the house in Eastwood. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this possible?
If you plan to re-mortgage 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.
I just acquired a house at auction in Eastwood. Conveyancing is necessary. What is next?
Now that you have for all intents and purposes signed on the dotted line you should retain a conveyancing lawyer soon as you are faced with a pending deadline in which to complete the property. Every auction property will have an associated auction set of papers. This should include most,if not all of the documents that your solicitor will need. Where you are dealing with leasehold premises the legal papers may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You should hand this to the lawyer instructed by you at the earliest opportunity. Do make sure that you have funds in place to complete on the date specified in the contract.
A relative informed me that in buying a property in Eastwood there could be various restrictions affecting the ability to carry out external alterations to the property. Is this right?
We are aware of a number of properties in Eastwood which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Eastwood should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I was told four weeks ago that my mortgage has been agreed to by RBS. Is it usual for RBS to only issue the offer once my solicitor in Eastwood is approved on their conveyancing panel? RBS have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
What does a local search inform me regarding the property I am buying in Eastwood?
Eastwood conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search organisations for instance Searches UK The local search plays an important role in most Eastwood conveyancing purchase; as long as you don’t want any nasty once you have moved into your property. The search will supply information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.