I have just been advised by my IFA that my Beckenham solicitor is not on the lender Solicitor panel. What can I do to be sure that this is correct?
The first thing you need to do is to call your Beckenham lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they may recommend you to a Beckenham conveyancing firm that is on the conveyancing panel for your bank.
Our conveyancer has identified a a problem with the lease for the flat we are buying in Beckenham. The seller’s lawyers 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 ensure that the bank is content with this solution. Are we the client or is the mortgage company ?
Regardless of the fact that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their provisions 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 bank are the client. The appropriate lender specifications have to be complied with.
My aunt passed away last year and as sole heir and executor I was left the house in Beckenham. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this possible?
Where you plan to re-mortgage then Kent Reliance will insist on your using a conveyancer on the Kent Reliance 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 Kent Reliance 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 Kent Reliance mortgage is registered as a charge at the Land Registry.
I require quick conveyancing in Beckenham as I am under an ultimatum to exchange contracts in less than 3 weeks. A home loan is not required. Is it possible to avoid the conveyancing searches to save money and time?
As you are are a mortgage free purchaser you are at liberty not to do searches although no conveyancer would advise that you don't. With lots of history conveyancing in Beckenham the following are instances of what can arise and adversely affect market value: Refused Planning Applications, Overdue Charges, Overdue Grants, Unadopted Roads,...
We're FTB’s - had an offer accepted, but the selling agent has warned us that the vendor will only go ahead if we appoint their preferred solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a local solicitor who is familiar with conveyancing in Beckenham
It is improbable the sellers are driving this. Should the owner require ‘a quick sale', alienating a genuine purchaser is is going to put the whole deal at risk. Avoid the agents and go straight to the sellers and make sure they understand (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you are going to appoint your own,trusted Beckenham conveyancing solicitors - not the ones that will give the negotiator at the agency a introducer fee or achieve conveyancing figures pre-set by senior management.