My grandfather passed away last year and as sole heir and executor I was left the house in Beaconsfield. The house had a small mortgage remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this allowed?
Where you plan to refinance then Coventry BS will insist on your using a conveyancer on the Coventry BS 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 Coventry BS 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 Coventry BS mortgage is registered as a charge at the Land Registry.
It is not clear whether my bank requires a lease extension. I have called my Beaconsfield bank branch on various occasions and was told they are content with the situation and they would lend. My Beaconsfield conveyancing solicitor - who is on the bank conveyancing panel- called to say that they will not lend in accordance with their specific requirements. I have no idea who is right.
The property lawyer has to comply with the Council of Mortgage Lenders’ Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Intending to buy a house in Beaconsfield. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Beaconsfield conveyancer is on the Bank of Ireland conveyancing panel.
Skipton have agreed my home loan in principle, my bid on a apartment in Beaconsfield has been accepted, what are the next steps?
The estate agent will need to be informed of your conveyancer's details (ensure that the solicitors are on the bank’s panel). Call up Skipton or the broker and finalise any relevant documentation. Skipton will appoint a valuer who will get in touch with the selling agent or owners to book a slot for the valuation to take place. Once carried out (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Skipton will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Beaconsfield.
What will a local search tell me regarding the property my wife and I purchasing in Beaconsfield?
Beaconsfield conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations for example Searchflow The local search plays a central role in many a Beaconsfield conveyancing purchase; that is if you don’t want any nasty surprises after you move into your new home. The search should provide information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
I have a terraced Victorian property in Beaconsfield. Conveyancing solicitor represented me and Britannia. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold under the matching address. Is it worth asking Britannia to clarify?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Beaconsfield and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing lawyer who conducted the work.
I'm buying my first flat in Beaconsfield with the aid of help to buy. The sellers would not budge the price so I negotiated five thousand pounds worth of extras instead. The property agent told me not reveal to my lawyer about this side-deal as it will adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.
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 looking for a ground for flat up to £245,000 and found one close by in Beaconsfield I like with amenity areas and railway links nearby, however it only has 52 years on the lease. There is not much else in Beaconsfield in this price bracket, so just wondered if I would be making a mistake buying a short lease?
If you need a home loan the shortness of the lease will likely be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor about this.