My grandmother passed away six months ago and as sole heir and executor I was left the house in Broadclyst. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this allowed?
If you intend to re-mortgage then RBS will insist on your using a conveyancer on the RBS 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 RBS 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 RBS mortgage is registered as a charge at the Land Registry.
We are due to move property in October. Does my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you suggest a removal company in Broadclyst. Conveyancing firm was found prior to coming across this site.
On the afternoon of completion you can pick up the house keys from your selling agent however this should only occur after the previous owners conveyancers inform the agent that they acknowledge receipt of the completion payment and the keys can be released. After that you can tell the removal men that they can start moving you in. As a matter of policy we do not suggest a specific removal organisation but can help you find a conveyancing in Broadclyst or a solicitor with expertise in conveyancing in Broadclyst.
I am the only recipient of my late grandmother’s estate with all property in now in my sole name, including the house in Broadclyst. The Broadclyst property was put into my name in June. I want to move. I understand that there is a Mortgage Lenders six month 'rule', which means that my property ownership will be treated the same way as if I'd bought the house in June. Do I have to wait 6 months to sell?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. How sensible a view lenders take of it, depend on the lender as this clause primarily exists to identify subsales or the quick reselling of properties.
How can we know in advance if a Broadclyst conveyancing solicitor on the Clydesdale panel is any good?
When it comes to conveyancing in Broadclyst getting recommendations is a sensible start. 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 advise that you speak with the lawyer conducting your conveyancing.
About to purchase a new build flat in Broadclyst. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Broadclyst
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
Due to the encouragement of my in-laws I had a survey completed on a house in Broadclyst before retaining solicitors. I have been informed that there is a flying freehold overhang to the house. The surveyor advised that some mortgage companies tend refuse to grant a mortgage on this type of property.
It depends who your proposed lender is. Santander has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Broadclyst. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Broadclyst to see if the conveyancing will be more expensive.
As co-executor for the will of my grandfather I am disposing of a residence in Newport but live in Broadclyst. My lawyer (who is 300 kilometers awayhas requested that I execute a stat dec prior to completion. Can you recommend a conveyancing lawyer in Broadclyst to attest this legal document for me?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will suffice regardless of whether they are located in Broadclyst
We own a leasehold flat in Broadclyst. Conveyancing was finalised in 21012. I have heard that I mustn’t allow the lease length fall too short. Why is that a problem?
Broadclyst leasehold properties are for a set period - usually ninety nine years when they commenced. However a significant flats in Broadclyst were built or converted in the 60’s and so these leases now have fewer than 80 years remaining. That may sound like a long time however Banks, Building Societies and other mortgage lenders on the whole need leases to have at least 75 years left to be mortgageable. This means that when you come to sell the property you will need a lease extension if you are nearing eighty years. To maximise the marketability of your property you should be thinking about whether to extend your lease long before you come to sell it. Please note that there are advantages to taking action before the lease hits eighty years as when the lease falls below eighty years the premium you have to pay to extend starts to increase.