My aunt passed away last year and as sole heir and executor I was left the house in Ringwood. 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 Bank of Ireland, pay off the mortgage. Is this possible?
If you plan to refinance then Bank of Ireland will insist on your using a conveyancer on the Bank of Ireland 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 Bank of Ireland 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 Bank of Ireland mortgage is registered as a charge at the Land Registry.
Me and my partner are purchasing a property in Ringwood. I might seem paranoid but how we can trust a solicitor? On completion day we will need to deposit money into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We have agreed to purchase a house in Ringwood. A rare aspect is that the roof has a solar panel. HSBC have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with HSBC your lawyer must check the conveyancing requirements outlined in Part 2 of UK Finance Lenders’ Handbook for HSBC. The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to HSBC where a lease fails to satisfy these provisions. The conditions relate to the installation of panels on properties countrywide and is not restricted to Ringwood.
My wife and I are in the throws of looking at houses in Ringwood and I am about to put in an offer. Should I already have a lawyer in place at this stage? I will be getting a home loan with TSB.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. Given that you are taking out a mortgage with TSB, ask your prospective lawyers if they are on the TSB conveyancing panel otherwise they can't do the mortgage legal work.
My wife and I are downsizing from our home in Ringwood and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any local conveyancer would know this is not the case. It does beg the question why the purchasers used a nationwide conveyancing firm rather than a conveyancing solicitor in Ringwood. We have lived in Ringwood for three years we know of no issue. Should we contact our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing firm already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I am buying a new build house in Ringwood with a mortgage from Chelsea Building Society. The developers refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep told me not inform my lawyer about this extras as it may affect my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
What tools are available to locate a Ringwood law firm on the Godiva Mortgages Ltd conveyancing panel? I am a keen cyclist and am happy to travel upto 25miles to meet the lawyer.
Feel free to make use of the tool on this page. Please pick a bank and your location and you will see a number of Ringwood conveyancing lawyers located nearest you. We have detailed some Ringwood conveyancing firms towards the end of this page and you can telephone them to verify whether they are on the Godiva Mortgages Ltd approved list