My aunt passed away six months ago and as sole heir and executor I was left the house in Blythe Bridge. The house had a relatively small loan left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this allowed?
If you plan to refinance then HSBC will require that you use a conveyancer on the HSBC 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 HSBC 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 HSBC mortgage is registered as a charge at the Land Registry.
Can you help - my lawyer advises that lack of right of way insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Blythe Bridge?
The right level of lack of right of way indemnity insurance should be dictated by who who your lender is. It would differ for example between Yorkshire Building Society and The Royal Bank of Scotland. Conveyancing solicitors as opposed to borrowers take out such insurances.
I happen to be the sole recipient of my late grandmother’s will and I have everything in my name now, including the my former home in Blythe Bridge. Conveyancing formalities meant that the Land Registry date was in May. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership will be considered the same way as if I'd bought the property in May. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. How practical a view mortgage companies take of it, depend on the bank as this clause primarily exists to identify subsales or the wholesaling and assigning of property.
I have a mortgage with Kent Reliance for my property in Blythe Bridge. Conveyancing has been completed some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Kent Reliance?
Kent Reliance must be informed of your intention prior to renting your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. It may be that Kent Reliance will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Kent Reliance directly. It should not be necessary to do this via a Kent Reliance conveyancing panel lawyer.
I am buying a new build apartment in Blythe Bridge. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Blythe Bridge
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are surveyor prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
I opted to have a survey carried out on a house in Blythe Bridge prior to instructing conveyancers. I have been informed that there is a flying freehold aspect to the house. Our surveyor advised that some lenders will refuse to issue a mortgage on a flying freehold home.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. If you e-mail us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Blythe Bridge. Conveyancing will be smoother if you use a solicitor in Blythe Bridge especially if they are acquainted with such properties in Blythe Bridge.
I am looking for a conveyancing lawyer in Blythe Bridge for my remortgage. Can I review a firm’s record with the profession’s regulator?
Anyone can search for published Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find records Pre 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator could monitor telephone calls for training reasons.
Can you offer any advice when it comes to appointing a Blythe Bridge conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a solicitor for your lease extension (regardless if they are a Blythe Bridge conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with two or three firms including non Blythe Bridge conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:
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Can they put you in touch with clients in Blythe Bridge who can give a testimonial? If the firm is not ALEP accredited then why not?
I bought a basement flat in Blythe Bridge, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Similar properties in Blythe Bridge with a long lease are worth £175,000. The ground rent is £65 invoiced every year. The lease ceases on 21st October 2084
With just 58 years left to run we estimate the price of your lease extension to span between £23,800 and £27,400 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.