My grandfather passed away 10 months ago and as sole heir and executor I was left the property in Beckton. 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 Virgin Money, pay off the mortgage. Is this possible?
If you plan to re-mortgage then Virgin Money will insist on your using a conveyancer on the Virgin Money 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 Virgin Money 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 Virgin Money mortgage is registered as a charge at the Land Registry.
We are purchasing a property and the lawyer has mentioned Chancel Repair to which the property may be liable as it falls into the area of such a church. She has suggested insurance. Is this strictly appropriate for conveyancing in Beckton
Unless a prior acquisition of the house completed after 12 October 2013 you can expect solicitors handling conveyancing in Beckton to continue to suggest a chancel search and or chancel repair liability insurance.
I own a semi-detached Edwardian house in Beckton. Conveyancing lawyer acted for me and Yorkshire Building Society. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold under the exact same property. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register for 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 Beckton and other locations in 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 purchasers. You can also question the situation with your conveyancing lawyer who carried out the work.
How does conveyancing in Beckton differ for new build properties?
Most buyers of new build or newly converted property in Beckton come to us having been asked by the seller to sign contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Beckton usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Beckton or who has acted in the same development.
Looking forward to complete next month on a ground floor flat in Beckton. Conveyancing solicitors have said that they report fully within the next couple of days. What should I be looking out for?
The report on title for your leasehold conveyancing in Beckton should include some of the following:
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Will you be prohibited or prevented from having pets in the property? Responsibility to repair and maintain the block. It is important for you to know who is duty bound to repair and maintenance of all parts of the block and communal areas The total ownership of the premises. This may be the property itself but may include a roof space or storage are if relevant. The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Alterations to the premises
Despite our best endeavours, we have been unsuccessful in seeking a lease extension in Beckton. Can this matter be resolved via the Leasehold Valuation Tribunal?
Absolutely. We can put you in touch with a Beckton conveyancing firm who can help.
An example of a Lease Extension decision for a Beckton flat is 46 Credon Road in January 2014. On 11 September 2013 Deputy District Judge Price sitting at the Bow County Court made a vesting order that the freeholder surrender his lease and be granted a new lease of the Premises on such terms as may be determined by the First Tier Tribunal (Property Chamber).The appropriate sum as concluded by the Tribunal was £7225 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 69.77 years.
My husband and I are acquiring a studio flat in Beckton. When we first instructed conveyancing practitioner, they assured us that they were on all major UK bank panels. Our mortgage broker called just now to say that they are not on the UBS approved list. If it turns out to be true, what should we do? Should we just choose a different conveyancer that is on their panel or should we cover the costs for dual representation, with UBS selecting their own preferred property lawyer.
When buying a property with mortgage finance it is normal for the buyer’s lawyers to also act for the purchaser's lender. In order to act for a bank or building society a lawyer has to be on that lender's conveyancing panel. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the lawyer has to satisfy. Some building societies now require their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should call UBS and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on UBS's conveyancing panel and you may continue to use your own Beckton solicitors, in which case it will likely add costs, and it may delay matters as you are adding another conveyancer into the equation.