My uncle passed away six months ago and as sole heir and executor I was left the house in Bootle. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this allowed?
Where you plan to refinance then Clydesdale will insist on your using a conveyancer on the Clydesdale 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 Clydesdale 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 Clydesdale mortgage is registered as a charge at the Land Registry.
The deeds to our home are lost. The lawyers who handled the conveyancing in Bootle 10 years ago have long since closed. Will I be able to sell the house?
As long as the title is registered the details of your ownership will be recorded by HMLR with a Title Number. It is possible to execute a search at the Land Registry, locate your property and get current copies of the Registered Entries for a small fee. If the property is Leasehold then the Land Registry will also normally hold a file copy of the Registered Lease and again, a copy can be retrieved for twenty pounds.
I am purchasing my first flat in Bootle with a mortgage from Godiva Mortgages Ltd. The builders refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not reveal to my conveyancer about this extras as it would jeopardize my loan with the lender. Is this normal?.
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.
Due to the advice of my in-laws I had a survey completed on a house in Bootle ahead of instructing solicitors. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some lenders may refuse to issue a loan on a flying freehold property.
It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. If you e-mail us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Bootle. Conveyancing will be smoother if you use a solicitor in Bootle especially if they regularly deal with such properties in Bootle.
I was recommended by two or three local property agents in Bootle to select a property lawyer on your site. Is there a financial advantage for Estate Agents to recommend your services ahead of another?
We refuse to offer any commission for pointing buyers and sellers our way. We found it would be just too difficult a fee as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
Am I better off to go with a Bootle conveyancing lawyer who is local to the property I am hoping to buy? I have an old university friend who can carry out the legal formalities however her office is approximately 350miles drive away.
The benefit of a local Bootle conveyancing firm is that you can attend the office to execute paperwork, hand in your ID and pester them if necessary. Having local Bootle know how is a plus. However it's more important to get someone that will pull out all the stops for you. If you know people who used your friend and on the whole were impressed that must surpass using an unfamiliar Bootle conveyancing lawyer just because they are round the corner.