Me and my partner are about to exchange on the purchase of a house in Blakedown but as a consequence of damage from some water damage at the property I have was able negotiate recompense from the seller of £2k in the form of a reduction in the price. I had intended this to be addressed as part of the conveyancing process however Yorkshire BS are not allowing this. Should they have been informed?

Any property lawyer that is on the Yorkshire BS conveyancing panel is obliged to advise Yorkshire BS of any variations to the sale price. If you prohibit your conveyancing practitioner to report the price change to Yorkshire BS then they would have to discontinue acting for you. In addition, Yorkshire BS and you would have to appoint a new solicitor for your conveyancing in Blakedown.

My grandfather passed away 10 months ago and as sole heir and executor I was left the house in Blakedown. The house had a small mortgage left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this possible?

Given you intend 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.

What is the difference between a licensed conveyancer and conveyancing solicitor in Blakedown

There are many recorded licenced Conveyancers in Blakedown and Solicitor firms in Blakedown offering conveyancing We would stress that both are regulated professionals specialising in the legal aspects of the home buying process. The two can handle associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

Are all Blakedown Conveyancing Quality Solicitors on the RBS conveyancing list of approved practices?

Some major banks and building societies now utilise CQS as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.

The mortgage over my property is with Santander for my property in Blakedown. Conveyancing has been completed some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Santander?

Santander must be informed of your intention in advance of renting your property as this is likely to be a breach of Santander’s mortgage conditions. It may be that Santander will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. You need not do this via a Santander conveyancing panel solicitor.

Despite weeks of looking the Title Certificate and documents to our home can not be found. The conveyancers who did the conveyancing in Blakedown 10 years ago have long since closed. What are my options?

As long as you have a registered title the information relating to your ownership will be retained by HMLR with a Title Number. It is possible to carry out a search at the Land Registry, locate your property and secure current copies of the Registered Entries for a small fee. Where the property is Leasehold then the Land Registry will in most cases retain a file copy of the Registered Lease and again, a copy can be retrieved for twenty pounds.

About to purchase a new build apartment in Blakedown. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Blakedown

Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.