My uncle passed away six months ago and as sole heir and executor I was left the property in Banbury. The house had a small mortgage 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?
If you intend to re-mortgage then Principality will insist on your using 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.
What is the difference between a licensed conveyancer and conveyancing solicitor in Banbury
There are many registered licenced Conveyancers in Banbury and Solicitor firms in Banbury offering conveyancing We would stress that both are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. Both can conduct associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I am assisting my step-mother sell her house in Banbury. Does the solicitor order an energy performance certificate or it is for the seller to see to?
Following the demise of HIPs, EPC’s was maintained a required element of moving property. An EPC must be commissioned in advance of the property being advertised. It is not as aspect of the sale process that lawyers ordinarily arrange. If you are instructing a Banbury conveyancing practitioner they may help arrange energy performance certificates due to their contacts with reputable Banbury accredited person
I have been told by my solicitor that missing deeds insurance is needed on my purchase. What is the level of cover for Banbury conveyancing?
The right level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between Halifax and Bank of Scotland. Conveyancing solicitors as opposed to borrowers take out such policies.
Should our solicitor be asking questions regarding flooding during the conveyancing in Banbury.
Flooding is a growing risk for lawyers carrying out conveyancing in Banbury. There are those who acquire a property in Banbury, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Conveyancers are not qualified to give advice on flood risk, but there are a various searches that can be initiated by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Banbury. The conventional set of information supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the vendor to determine if the premises has suffered from flooding. If flooding has previously occurred and is not revealed by the owner, then a buyer could issue a legal claim for losses as a result of such an inaccurate reply. The purchaser’s solicitors may also carry out an enviro report. This will reveal if there is any known flood risk. If so, more detailed investigations should be made.
I have justfound out that Arc property Solicitors have been shut down. They conducted my conveyancing in Banbury for a purchase of a leasehold apartment 9 months ago. How can I be sure that my home is in my name in the name of the former proprietor?
The quickest way to check 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 Banbury conveyancing specialists.
I'm buying a new build house in Banbury with the aid of help to buy. The sellers refused to move on the price so I negotiated £7000 of additionals instead. The estate agent told me not to tell my solicitor about this side-deal as it may jeopardize my loan with Birmingham Midshires. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am 17 days into a residential purchase having been directed to conveyancers by the selling agent to handle our conveyancing in Banbury. I am am extremely frustrated with the level of service. Can you help me find new solicitors?
They would need to be really poor in order to consider diss instructing them. Has your mortgage offer been sent? In the event that it has you must inform them of the new contact details and have the offer are re-sent. The solicitor ideally needs to be on the lenders panel to avoid escalating costs and frustration. So that should be your starting point. Our find a solicitor tool should help you find a lender approved solicitor for your conveyancing in Banbury