I am purchasing a property mortgage free in Cefn Mawr. I have resided for the last twelve years in Cefn Mawr. Conveyancing searches are expensive. As I have knowledge of the road and vicinity very well must I have all the conveyancing searches?
If you not getting a mortgage, then the vast majority of the Cefn Mawr conveyancing searches are at your discretion. Your solicitor will try and steer you, no-doubt strongly, that you should have searches carried out, but she has a professional duty to take that path of encouragement . One thing to bear in mind; if you are going to sell the house in the future, it may be of interest to your future purchaser what the searches disclose. On occasion houses with day to day issues can still show up unpredicted search results. A good conveyancing solicitor in Cefn Mawr should provide you some constructive advice concerning this.
My grandmother passed away last year and as sole heir and executor I was left the house in Cefn Mawr. The house had a relatively small loan 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 allowed?
Where 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.
four months have elapsed following my purchase conveyancing in Cefn Mawr took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I opted to have a survey carried out on a house in Cefn Mawr in advance of retaining conveyancers. I have been told that there is a flying freehold element to the property. Our surveyor has said that some banks may not issue a mortgage on a flying freehold home.
It depends who your proposed lender is. Santander has different instructions for example to Birmingham Midshires. Should you wish to call us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Cefn Mawr. Conveyancing may be slightly more expensive based on your lender's requirements.
My brother has suggested that I instruct his lawyers for conveyancing in Cefn Mawr. Should I use them?
There are no two ways about it the best way to find a conveyancing practitioner is to have guidance from friends or family who have used the firm that you are are thinking of instructing.