My grandfather passed away last year and as sole heir and executor I was left the house in Barnes Cray. 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 Nottingham, pay off the mortgage. Is this allowed?
Given you plan to refinance then Nottingham will insist on your using a conveyancer on the Nottingham 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 Nottingham 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 Nottingham mortgage is registered as a charge at the Land Registry.
My aunt informed me that in purchasing a property in Barnes Cray there could be a number of restrictions preventing external changes to a property. Is this right?
There are a number of properties in Barnes Cray which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Barnes Cray should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
How can we tell if a Barnes Cray conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in Barnes Cray getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer conducting your conveyancing.
Two weeks ago we had a mortgage agreed in principle with TSB. Barnes Cray conveyancing lawyers have been instructed. How long does it take for TSB to send the offer to the property lawyer?
Some lenders take longer than others. Have TSB done the valuation? Have you informed TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am buying a new build house in Barnes Cray with a loan from The Mortgage Works. The builders refused to budge the price so I negotiated 6k of additionals instead. The property agent told me not to tell my conveyancer about the extras as it would affect my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
In searching the web for the term conveyancing in Barnes Cray it shows results of numerous property lawyersin the area. With so much choice what is the best way to find the suitable property lawyer for me?
The best method of seeking the right conveyancer is via trusted testimonial, so seek the counsel of friends and relatives who have bought a property in Barnes Cray or a local estate agent or mortgage broker. Costs for conveyancing in Barnes Cray differ, so it's sensible to obtain at least three estimates from different solicitors. Be sure to seek confirmation that the charges are assured not to to be inflated.
I inherited a basement flat in Barnes Cray. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the sum payable for a lease extension?
in cases where there is a missing freeholder or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to calculate the price.
An example of a Lease Extension matter before the tribunal for a Barnes Cray flat is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case affected 13 flats. The unexpired residue of the current lease was 76 years.
In relation to leasehold conveyancing in Barnes Cray what are the most common lease problems?
Leasehold conveyancing in Barnes Cray is not unique. All leases are individual and drafting errors can sometimes mean that certain sections are missing. For example, if your lease is missing any of the following, it could be defective:
-
Service charge per centages that don't add up correctly leaving a shortfall Repairing obligations to or maintain parts of the building
You could encounter difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Nationwide Building Society, Skipton Building Society, and Nottingham Building Society all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, obliging the purchaser to withdraw.
My wife and I are in the market for an affordable conveyancing lawyer in Barnes Cray to buy a house. I really don't want to get ripped off but with many Barnes Cray conveyancing practices to pick from...who do I opt for?
If you’ve never instructed a lawyer in the past, a personal recommendation via family or friends is a great place to start and is often the best indicator of quality. Alternatively, do review the client testimonials published on your solicitor’s website or make the most of our search tool to find a conveyancing solicitor in Barnes Cray.