I am not in a position to travel far from Hawarden. What is the rationale as to why all Hawarden are not on all mortgage company panels?
Even though it may seem unfair for banks to restrict who can act for them, from the public’s or conveyancer’s viewpoint, the other side of the coin is that lenders are increasingly anxious and regard it imperative to shield themselves against mortgage fraud. As a result of this concern banks have consolidated their conveyancing panel to a manageable size.
My grandfather passed away 10 months ago and as sole heir and executor I was left the property in Hawarden. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to , pay off the mortgage. Is this allowed?
Given you plan to re-mortgage then will require that you use a conveyancer on the 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 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 mortgage is registered as a charge at the Land Registry.
I need some fast conveyancing in Hawarden as I have a deadline to exchange contracts inside 4 weeks. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save fees and time?
If.Given you are are a cash purchaser you have the choice not to have searches carried out although no solicitor would advise that you don't. Drawing on our experience of conveyancing in Hawarden the following are instances of what can crop up and therefore affect future mortgageability: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Road Schemes,...
It has been 2 months since my purchase conveyancing in Hawarden completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. 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 property 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.
In my capacity as executor for the estate of my grandfather I am disposing of a house in Neath but I am based in Hawarden. My lawyer (based 260 kilometers awayneeds me to sign a statutory declaration before the transaction finalising. Can you recommend a conveyancing lawyer in Hawarden who can attest this legal document for me?
Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are Hawarden based