I plan on purchasing a flat in Holbeach. My Solicitor is not on the bank conveyancing list. Can I still continue with my Holbeach conveyancing solicitor notwithstanding that they are not on the mortgage company panel of approved conveyancing solicitors?
One must appoint a property lawyer to deal with the formalities when you take out a mortgage to purchase your property. The lawyer will carry out all the appropriate due diligence on the property, make sure that you will be properly registered as the owner and ensure that all the necessary mortgage paperwork is in place. You could select a Holbeach solicitor of your choosing. However, where the lawyer appointed is not a member of the bank solicitor panel supplemental costs will arise as separate legal representation will be need by the bank. Conveyancing panel applications can be submitted, so if your conveyancer has not previously applied for membership they should do so.
My aunt passed away last year and as sole heir and executor I was left the house in Holbeach. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Principality, pay off the mortgage. Is this possible?
Given you plan to re-mortgage then Principality will require that you use a conveyancer on the Principality 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 Principality 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 Principality mortgage is registered as a charge at the Land Registry.
A friend pointed out to me me that in buying a property in Holbeach there may be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?
There are a number of properties in Holbeach which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Holbeach should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is there a list of TSB panel solicitors in Holbeach on the Building Society Association’s Website?
Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. A small selection of mortgage companies make their panel listings open the public online. Where you are in need of a Holbeach conveyancer on the TSB please use our tool.
I am expecting a AIP from RBS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do RBS recommend any Holbeach solicitors on the RBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Holbeach solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
I have justdiscovered that Arc property Solicitors have been shut down. They carried out my conveyancing in Holbeach for a purchase of a freehold house 18 months ago. How can I be sure that the property is in my name in the name of the former proprietor?
The quickest way to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Holbeach conveyancing specialists.
Is it best to choose a Holbeach conveyancing solicitor in close proximity to the house I am hoping to buy? I have an old university friend who can deal with the legal work however her office is 400kilometers away.
The primary upside of using a high street Holbeach conveyancing firm is that you can visit the firm to execute paperwork, deliver your identification documents and pester them if necessary. Having local Holbeach know how is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and in the main were content that must trump using an unknown Holbeach conveyancing solicitor just because they are Holbeach based.