Will conveyancers request money on account for conveyancing in Gamlingay?
Where you are retaining lawyers for conveyancing in Gamlingay your solicitor will request that you put them with monies to cover the the cost of the conveyancing searches. Ordinarily this is requested to cover the fees of the conveyancing searches. When the down payment is as part of the total price then this should be required shortly in advance of exchange of contracts. Any further balance that is due should be transferred shortly before completion.
My grandfather passed away six months ago and as sole heir and executor I was left the house in Gamlingay. The house had a small mortgage left on it of around £4500. 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.
Due to the advice of my in-laws I had a survey completed on a house in Gamlingay ahead of retaining solicitors. I have been informed that there is a flying freehold overhang to the property. The surveyor advised that some lenders tend not grant a mortgage on such a premises.
It depends who your proposed lender is. Santander has different instructions from Birmingham Midshires. If you call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Gamlingay. Conveyancing will be smoother if you use a solicitor in Gamlingay especially if they are acquainted with such properties in Gamlingay.
Should I be wary about third parties that I am dealing with are encouraging me to use a national conveyancing firm as opposed to a local Gamlingay conveyancing firm?
As with lots of service providers, often suggestions from relatives can be worth their weight in gold. Nevertheless there are lots of players in a conveyancing deal; estate agents, financial adviser and lenders may recommend solicitors to choose. Sometimes the lawyers might be known to one of the organisations as being good in their field, but sometimes there is an underlying commercial relationship behind the recommendation. You have the discretion to select your preferred lawyer. Don't forget that the majority of banks specify a panel list of law firms you have to use for the mortgage related work in your home move.
My lawyers in Gamlingay have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the lender. Is it case that being on the lender conveyancing panel they need to have retained the file for a number of years?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.